CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 7 · Rochor

The Bencoolen

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2024

Quick Summary

The Bencoolen is a commercial building in District 7 · Rochor, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 68 years remaining. 35 transactions are on record since 1995, at a median S$1,290 psf, most recently in Jun 2024. 8 units are currently listed for sale or rent. ACRA records 190 live company registrations at this address.

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

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What are the key facts about The Bencoolen?

Key takeawayThe Bencoolen is a commercial building in District 7 · Rochor, zoned COMMERCIAL & RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 7 · Rochor
Address: 180b Bencoolen Street
Land area: —
Completed: Not on record
Storeys: 19 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 347
Strata formed: 2001 (MCST 2576)
Submarket: City Fringe
Units with a recorded sale: At least 20
Transactions on record: 35 (records start 1995)
Live listings: 8
ACRA registrations: 190

About The Bencoolen

The Bencoolen is a mixed-use building in Rochor (District 07). It is located along Bencoolen Street, Singapore 189648.

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

The site is leasehold, with about 68 years remaining on the lease.

35 transactions have been recorded here, at a median of S$1,290 psf. The most recent was in June 2024.

209 businesses are currently registered at this address with ACRA.

The nearest MRT is Rochor MRT, 255 m away (about a 4-minute walk). The closest bus stop (ibis S'pore on Bencoolen) is 98 m away (about a 2-minute walk). Bugis+ is 247 m away (about a 4-minute walk).

What is The Bencoolen zoned as?

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

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

BCA-verified envelope: built 29,796 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 Bencoolen sold for?

Key takeawayAcross 35 recorded transactions since 1995, the median price is about S$961k, most recently in Jun 2024.

Date	Use	Price	Area	PSF
Jun 2024	Office	S$1.08M	753 sqft	$1,433
Apr 2020	Office	S$1.08M	603 sqft	$1,792
Jul 2015	Office	S$1.47M	678 sqft	$2,168
Jul 2013	Office	S$2.08M	1,302 sqft	$1,597
Nov 2012	Office	S$989k	678 sqft	$1,458
Jul 2012	Office	S$900k	603 sqft	$1,493
Apr 2012	Office	S$2.44M	1,981 sqft	$1,230
Apr 2012	Office	S$919k	753 sqft	$1,219
Jul 2011	Office	S$875k	678 sqft	$1,290
May 2011	Office	S$840k	603 sqft	$1,394

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 Bencoolen rent for?

Key takeawayNo rent is published for The Bencoolen itself. On its street, Bencoolen Street, office space rented at a median of $5.72 psf a month in 2026Q3, with the middle half of leases between $5.28 and $6.48. That is not this building's own rent, and never a quote for a particular unit.

Office space on Bencoolen Street

Street level · 2026Q3

25th pct

$5.28

$56.86 psm

Median

$5.72

$61.54 psm

75th pct

$6.48

$69.76 psm

S$ per sq ft per month · median +4.7% on a year earlier

2023Q4 · $64.46 psm2026Q3 · $61.54 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 Bencoolen Street

Street level · 2026Q3

25th pct

$8.92

$95.99 psm

Median

$9.56

$102.94 psm

75th pct

$12.65

$136.15 psm

S$ per sq ft per month · median -13.1% on a year earlier

2023Q4 · $91.67 psm2026Q3 · $102.94 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 Bencoolen

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

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m 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.

How fast units move at The Bencoolen

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 5 units for rent; 3 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at The Bencoolen?

Key takeawayURA has approved 4 changes of use at The Bencoolen since 2000, most recently in 2025. 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.

5 Jun 2025ApprovedFloors 6, 7
Change of use to office
Proposed change of use of unit #06-XX, #07-XX and #07-XX to office
27 May 2024ApprovedFloor 6
Change of use to commercial school
Proposed change of use of unit #06-XX to commercial school
3 Apr 2023ApprovedFloors 6, 7
Change of use to commercial school
Proposed change of use of unit #06-XX, #07-XX and #07-XX to commercial school
8 Mar 2023ApprovedFloor 10
Change of use to commercial school
Proposed change of use of unit #10-XX to commercial school

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 Bencoolen Street price?

Key takeawayAcross 60 strata sales on Bencoolen Street in the last 5 years, the median is $1,799 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,799

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

What do commercial rents run near The Bencoolen?

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 available at The Bencoolen right now?

Key takeaway8 units are currently listed at The Bencoolen — 3 for sale and 5 for rent. One row per unit; several agents often market the same unit.

For sale (3)

The BencoolenS$1.35M · 753 sqft
The BencoolenS$2.28M · 1,119 sqft
The BencoolenS$1.58M · 861 sqft

For rent (5)

The BencoolenS$5k/mo · 258 sqft
The BencoolenS$4k/mo · 678 sqft
The BencoolenS$4k/mo · 680 sqft
The BencoolenS$4k/mo · 754 sqft

Browse every listing at this building →

What is near The Bencoolen?

Key takeawayThe nearest MRT/LRT is Rochor MRT, about 255 m away.

Getting around

Rochor MRT255 m · ~4 min

Amenities nearby

Dr. Tan & Partners (Bencoolen) · 24 mHotel · 43 mPlace Of Worship · 69 mibis S'pore on Bencoolen · 98 mAlbert Centre Market & Food Centre · 104 mEducational Institution · 123 mRochor MRT Exit A · 225 mBugis+ · 247 mCold Storage Singapore (1983) Pte Ltd · 354 mRaffles Hospital · 461 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Bencoolen

Key takeawayThe nearest station is Rochor (DT13), 224 m away — a moderately busy station, with about 22,000 taps in and out on an average weekday. 32 public car parks are within 500 m.

Foot traffic: busier than 70% of office buildings

nearest MRT/LRT Rochor (DT13) 224 m, about 22,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 16, about 43,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 19,000 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

Rochor (DT13)224 m · about 22,000 weekday taps
Bugis (EW12 / DT14)291 m · about 109,000 weekday taps
Bencoolen (DT21)388 m · about 20,000 weekday taps
Jalan Besar (DT22)422 m · about 21,000 weekday taps
Bras Basah (CC2)559 m · about 10,000 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 Bencoolen. Transfers between lines don't tap, so interchanges read low.

Bus

16 bus stops within 400 m, with about 43,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 270/271 Albert Centre Basement Car Park (HDB)107 m
S$1.20 per half-hour at midday on a weekday · gantry 1.8 m · 91 car lots
Blk 269/269A/269B Cheng Yan Court Car Park (HDB)117 m
S$1.20 per half-hour at midday on a weekday · 32 car lots
Queen St Off St (URA)190 m
S$1.40 per half-hour at midday on a weekday · 91 car lots
Queen St (URA)195 m
S$1.20 per half-hour at midday on a weekday · 6 car lots
Cheng Yan Place (URA)225 m
S$1.20 per half-hour at midday on a weekday · 4 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Kampong Kapor Rd Off S T, 556 m away, S$100/month.

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

Who's registered at The Bencoolen?

Key takeaway190 live companies (and LLPs and branches; sole proprietors are not counted) list The Bencoolen as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
57
Professional, scientific and technical services
46
Information and communications
18
Financial and insurance
15
Transportation and storage
14
Administrative and support services
12
Education
7
Health and social services
4
Manufacturing
3
Construction
3

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. ACRA, as of 2026-09-16.

What is The Bencoolen's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 128 kWh/m²·yr

Frequently asked questions about The Bencoolen

Where is The Bencoolen?⌄

The Bencoolen is at 180B Bencoolen Street, Singapore 189648, in the Rochor planning area.

What is The Bencoolen zoned as?⌄

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

What is the tenure of The Bencoolen?⌄

The Bencoolen is leasehold. About 68 years remain on the lease.

What have units at The Bencoolen sold for?⌄

Across 35 recorded transactions, the median price is S$1,290 psf. The latest was in June 2024.

What is the nearest MRT station to The Bencoolen?⌄

Rochor MRT is the closest, 255 m away (about a 4-minute walk).

How many businesses are registered at The Bencoolen?⌄

209 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.

For agents · in the PropKaki app

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

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.

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, HDB car park information (data.gov.sg), 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.