CommercialCOMMERCIAL999-year leaseholdDistrict 7 · Downtown Core

The 101

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2024

Quick Summary

The 101 is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is 999-year leasehold. 16 transactions are on record since 1995, at a median S$1,196 psf, most recently in Aug 2024. ACRA records 13 live company registrations at this address.

The facts are here — now get the verdict on The 101.

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What are the key facts about The 101?

Key takeawayThe 101 is a commercial building in District 7 · Downtown Core, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: 999-year leasehold
District / Area: District 7 · Downtown Core
Address: 101 Beach Road
Land area: 699 sqm
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 27
Managing agent: CAMRIE PROJECT AND ESTATE MANAGEMENT
Strata formed: 1989 (MCST 1432)
Submarket: City Hall / Bugis
Units with a recorded sale: At least 6
Transactions on record: 16 (records start 1995)
Live listings: None
ACRA registrations: 13

About The 101

The 101 is a mixed-use building in Downtown Core (District 07). It is located along Beach Road, Singapore 189703.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.2. It lies inside the Central Area.

The site is 999-year leasehold, with about 800 years remaining on the lease. It occupies roughly 699 sqm of land with about 2,937 sqm of gross floor area.

16 transactions have been recorded here, at a median of S$1,196 psf. The most recent was in August 2024.

16 businesses are currently registered at this address with ACRA.

The nearest MRT is Bugis MRT, 332 m away (about a 5-minute walk). The closest bus stop (Shaw Twrs) is 75 m away (about a 1-minute walk).

What is The 101 zoned as?

Key takeawayThe 101 sits on land zoned COMMERCIAL with a gross plot ratio of 4.2, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Urban design area: Udga
Central Area: Yes

BCA-verified envelope: allowable GFA 2,936 sqm · built 3,546 sqm · headroom -610 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has The 101 sold for?

Key takeawayAcross 16 recorded transactions since 1995, the median price is about S$2.00M, most recently in Aug 2024.

Date	Use	Price	Area	PSF
Aug 2024	Retail	S$8.71M	1,539 sqft	$5,657
Sept 2020	Office	S$2.53M	1,453 sqft	$1,741
Jun 2018	Retail	S$7.26M	1,539 sqft	$4,717
Apr 2012	Retail	S$4.12M	1,281 sqft	$3,216
Sept 2010	Office	S$1.58M	1,453 sqft	$1,087
Aug 2010	Retail	S$3.40M	1,281 sqft	$2,654
Nov 2009	Retail	S$3.10M	1,044 sqft	$2,969
Nov 2009	Office	S$2.00M	2,207 sqft	$906
Oct 2009	Retail	S$3.00M	1,281 sqft	$2,342
Jul 2009	Office	S$1.08M	1,507 sqft	$717

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at The 101 rent for?

Key takeawayNo rent is published for The 101 itself. On its street, Beach Road, office space rented at a median of $6.34 psf a month in 2026Q3, with the middle half of leases between $4.53 and $7.80. That is not this building's own rent, and never a quote for a particular unit.

Office space on Beach Road

Street level · 2026Q3

25th pct

$4.53

$48.81 psm

Median

$6.34

$68.23 psm

75th pct

$7.80

$83.96 psm

S$ per sq ft per month · median +5.2% on a year earlier

2023Q4 · $75.37 psm2026Q3 · $68.23 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space on Beach Road

Street level · 2026Q3

25th pct

$5.08

$54.71 psm

Median

$6.97

$75.04 psm

75th pct

$9.18

$98.77 psm

S$ per sq ft per month · median -5.1% on a year earlier

2023Q4 · $80.00 psm2026Q3 · $75.04 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 7 retail

Region band · 2026Q3

25th pct

$7.09

$76.30 psm

Median

$9.31

$100.25 psm

75th pct

$13.31

$143.24 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 7 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around The 101

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Fringe CBD: Vacancy 7.2%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Hall / Marina Centre: Rent S$11.36 psf/mth · Vacancy 3.2% · Planned / under construction 0.00m sq ft
Bugis: Rent S$12.12 psf/mth · Vacancy 11.9% · Planned / under construction 0.56m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at The 101?

Key takeawayURA has approved 6 changes of use at The 101 since 2000, most recently in 2018, and refused 2. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

14 Apr 2025RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment
22 Mar 2024RenewedFloor 1
Continued use as massage establishment
Continued use of unit #01-XX shop as massage establishment
6 May 2022RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment at 101 beach road
5 Mar 2021RenewedFloor 1
Continued use as massage establishment
Continued use of unit #01-XX shop as massage establishment
13 Jun 2019RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment at 101 beach road
16 Mar 2018ApprovedFloor 1
Change of use: shop → massage establishment
Proposed change of use of unit #01-XX from shop to massage establishment at the 101
28 Jun 2016ApprovedFloor 1
Change of use: shop → massage establishment
Proposed change of use of unit #01-XX from shop to massage establishment
5 May 2016RefusedFloor 1
Change of use: shop → bar with live entertainment
Proposed change of use of #01-XX from shop to bar with live entertainment at 101 beach road
1 Jan 2013RefusedFloor 1
Continued use as restaurant and #01-xx as indoor dining area for restaurant
Continued use of units #01-XX as restaurant and #01-XX as indoor dining area for restaurant(tp lasped on 19 dec 2012)
19 Dec 2011RenewedFloor 1
Continued use as restaurant and #01-xx as indoor dining area for restaurant
Continued use of units #01-XX as restaurant and #01-XX as indoor dining area for restaurant on lot 00729w (pt) ts 12 at 101 beach road (downtown core planning area)
24 Feb 2010ApprovedFloor 2
Change of use to commercial school cum restaurant
Proposed change of use of office unit #02-XX to commercial school cum restaurant
8 Jan 2010RenewedFloor 1
Continued use as restaurant and #01-xx as indoor dining area for restaurant
Continued use of unit #01-XX as restaurant and #01-XX as indoor dining area for restaurant

8 earlier change-of-use and A&A decisions are on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Beach Road price?

Key takeawayAcross 87 strata sales on Beach Road in the last 5 years, the median is $1,634 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,634

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near The 101?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 7 retail

Gross yield (area)

4.8%

4.3% net of property tax

Rent side (median of bands)

$100.25 psm/mo

2026Q3

Price side (strata, 5y)

$2,348 psf

241 sales

An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 7 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$93.33	$113.33	$165.94
Level 4 & Above · 30 & Below	$69.42	$79.17	$140.05
B1 & Below · 30 & Below	$94.66	$392.16	$721.70
Level 2 & 3 · 30 & Below	$71.79	$88.95	$100.36
Level 1 · >30 - 100	$84.41	$129.03	$192.55
Level 2 & 3 · >30 - 100	$53.85	$86.57	$113.16
B1 & Below · >30 - 100	$71.03	$80.88	$146.17
Level 4 & Above · >30 - 100	$47.06	$59.43	$68.42

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near The 101?

Key takeawayThe nearest MRT/LRT is Bugis MRT, about 332 m away — and 3 competing retail premisess operate nearby.

Getting around

Bugis MRT332 m · ~5 min

Amenities nearby

Shaw Twrs · 75 mBugis MRT Exit D · 147 mHotel · 155 mDTAP @ Duo Medical Clinic · 221 mEducational Institution · 377 mPlace Of Worship · 377 mRaffles Hospital · 385 mKampong Glam Community Club · 927 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Bugis Junction · 228 mCold Storage Singapore (1983) Pte Ltd · 254 mAlbert Centre Market & Food Centre · 488 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The 101

Key takeawayThe nearest station is Bugis (EW12 / DT14), 134 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 17 public car parks are within 500 m.

Foot traffic: busier than 86% of office buildings

nearest MRT/LRT Bugis (EW12/DT14) 134 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 20, about 39,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 12,000 residents within 1 km (June 2026). Ranked against 485 office buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around), not a count of people.

Stations within 1 km

Bugis (EW12 / DT14)134 m · about 109,000 weekday taps
Esplanade (CC3)484 m · about 15,000 weekday taps
Promenade (CC4 / DT15)546 m · about 45,000 weekday taps
Bras Basah (CC2)634 m · about 10,000 weekday taps
City Hall (NS25 / EW13)667 m · about 91,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to The 101. Transfers between lines don't tap, so interchanges read low.

Bus

20 bus stops within 400 m, with about 39,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Liang Seah St (URA)75 m
S$1.20 per half-hour at midday on a weekday · 45 car lots
Backlane (Purvis St) (URA)199 m
Purvis St (URA)241 m
S$1.20 per half-hour at midday on a weekday · 43 car lots
North Bridge Rd Off St (URA)296 m
S$0.75 per half-hour at midday on a weekday · 92 car lots
Backlane (Seah St) (URA)306 m

Nearest URA season parking: Kampong Glam Area, 561 m away, S$125/month.

Public car parks only, by straight-line distance, with the operator's published rates. The 101's own car park, if it has one, and its charges are not in the open data.

Who's registered at The 101?

Key takeaway13 live companies (and LLPs and branches; sole proprietors are not counted) list The 101 as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Accommodation and food services
3
Financial and insurance
1
Professional, scientific and technical services
1
Manufacturing
1
Construction
1
Transportation and storage
1
Other services
1
Real estate
0
Administrative and support services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

What is The 101's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 163 kWh/m²·yr

Frequently asked questions about The 101

Where is The 101?⌄

The 101 is at 101 Beach Road, Singapore 189703, in the Downtown Core planning area.

What is The 101 zoned as?⌄

The 101 sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of The 101?⌄

The 101 is 999-year leasehold. About 800 years remain on the lease.

What have units at The 101 sold for?⌄

Across 16 recorded transactions, the median price is S$1,196 psf. The latest was in August 2024.

What is the nearest MRT station to The 101?⌄

Bugis MRT is the closest, 332 m away (about a 5-minute walk).

How many businesses are registered at The 101?⌄

16 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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This development is also registered as the residential project The 101.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.