The Bencoolen
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. 237 transactions are on record since 1995, at a median S$2,207 psf, most recently in Aug 2026. 24 units are currently listed for sale or rent. ACRA records 93 live company registrations at this address.
What are the key facts about The Bencoolen?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Tenure
- Leasehold
- District / Area
- District 7 · Rochor
- Address
- 180 Bencoolen Street
- Land area
- 6,259 sqm
- 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 110
- Transactions on record
- 237 (records start 1995)
- Live listings
- 24
- ACRA registrations
- 93
About The Bencoolen
The Bencoolen is a mixed-use building in Rochor (District 07). It is located along Bencoolen Street, Singapore 189646.
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. It occupies roughly 6,259 sqm of land with about 26,288 sqm of gross floor area.
237 transactions have been recorded here, at a median of S$2,207 psf. The most recent was in August 2026.
167 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).
What is The Bencoolen zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Urban design area
- Udga
- Central Area
- Yes
What has The Bencoolen sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Aug 2026 | Retail | S$1.19M | 183 sqft | $6,492 |
| Feb 2026 | Retail | S$945k | 161 sqft | $5,853 |
| Jul 2025 | Retail | S$1.38M | 657 sqft | $2,102 |
| Feb 2025 | Retail | S$2.48M | 420 sqft | $5,908 |
| Dec 2023 | Retail | S$660k | 140 sqft | $4,717 |
| Apr 2023 | Retail | S$1.57M | 258 sqft | $6,070 |
| May 2022 | Retail | S$2.00M | 269 sqft | $7,432 |
| Jan 2022 | Retail | S$970k | 215 sqft | $4,506 |
| May 2021 | Retail | S$926k | 161 sqft | $5,735 |
| Nov 2020 | Retail | S$1.28M | 291 sqft | $4,404 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at The Bencoolen rent for?
Office space on Bencoolen Street
Street level · 2026Q3S$ per sq ft per month · median +4.7% on a year earlier
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 · 2026Q3S$ per sq ft per month · median -13.1% on a year earlier
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 · 2026Q3S$ 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
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% 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
Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 0 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, 3 new listings appeared and 0 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?
- 5 Nov 2025RenewedFloor 2Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
- 29 Oct 2025ApprovedFloor 2Change of use to massage establishment
Proposed change of use of unit #02-XX of the bencoolen to massage establishment
- 26 Aug 2025RenewedFloor 2Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
- 23 Apr 2025ApprovedFloor 2Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school
- 22 Mar 2024Agency worksFloor 2Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
- 22 Mar 2024RenewedFloor 1Continued use as massage establishment
Continued use of part unit #01-XX as massage establishment
- 2 Dec 2023RenewedFloor 1Continued use as betting outlet
Continued use of shop unit #01-XX as betting outlet
- 9 Nov 2023RenewedFloor 2Continued use as massage establishment
Continued use of unit #02-XX as massage establishment (beauty, spa & massage services)
- 21 Sept 2023RenewedFloor 2Continued use as massage establishment
Continued use of use of unit #02-XX as massage establishment
- 16 Jan 2023RenewedFloor 2Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
- 13 Jan 2023Agency worksFloor 3Change of use to commercial school
Lodgment for proposed use of unit #03-XX as commercial school
- 23 Dec 2022Agency worksFloor 4Change of use to commercial school
Lodgment for proposed use of units #04-XX & #04-XX as commercial school
73 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$54.50 per unit).
How does Bencoolen Street price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near The Bencoolen?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ 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?
For sale (15)
- The BencoolenS$1.50M · 745 sqft
- The BencoolenS$1.58M · 861 sqft
- The BencoolenS$990k · 129 sqft
- The BencoolenS$1.50M · 270 sqft
For rent (9)
- The BencoolenS$4k/mo · 258 sqft
- The BencoolenS$4k/mo · 754 sqft
- The Bencoolen4 agentsS$4k/mo · 754 sqft
- The BencoolenS$4k/mo · 754 sqft
What is near The Bencoolen?
Getting around
- Rochor MRT255 m · ~4 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at The Bencoolen
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); 8 other malls within 1 km. Ranked against 12,856 retail 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, and competing malls), 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 mS$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 mS$1.20 per half-hour at midday on a weekday · 32 car lots
- Queen St Off St (URA)190 mS$1.40 per half-hour at midday on a weekday · 91 car lots
- Queen St (URA)195 mS$1.20 per half-hour at midday on a weekday · 6 car lots
- Cheng Yan Place (URA)225 mS$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?
- Wholesale and retail trade45
- Other services20
- Financial and insurance6
- Professional, scientific and technical services5
- Accommodation and food services4
- Construction4
- Education3
- Information and communications2
- Health and social services2
- Real estate1
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 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 180 Bencoolen Street, Singapore 189646, 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 237 recorded transactions, the median price is S$2,207 psf. The latest was in August 2026.
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?⌄
167 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.
The facts are here — now get the verdict on The Bencoolen.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project The Bencoolen.