The Flow
The Flow is a commercial building in District 15 · Marine Parade, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. ACRA records 97 live company registrations at this address.
What are the key facts about The Flow?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
- Tenure
- Freehold
- District / Area
- District 15 · Marine Parade
- Address
- —
- Land area
- 2,177 sqm
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 97
No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.
About The Flow
The Flow is a commercial building in Marine Parade (District 15). It is located along East Coast Road, Singapore 428778.
Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.
The site is freehold. It occupies roughly 2,177 sqm of land with about 6,530 sqm of gross floor area.
97 businesses are currently registered at this address with ACRA.
The nearest MRT is Marine Parade MRT, 233 m away (about a 4-minute walk). The closest bus stop (Opp Roxy Sq) is 144 m away (about a 2-minute walk). i12 Katong is 118 m away (about a 2-minute walk).
What is The Flow zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
How does East Coast Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near The Flow?
Indicative area yield — District 15 retail
An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $60.00 | $91.67 | $123.00 |
| B1 & Below · 30 & Below | $75.81 | $109.64 | $243.47 |
| Level 2 & 3 · 30 & Below | $68.24 | $125.48 | $215.03 |
| Level 4 & Above · >30 - 100 | $50.75 | $55.22 | $59.76 |
| Level 1 · >30 - 100 | $89.55 | $111.66 | $176.50 |
| Level 2 & 3 · >30 - 100 | $74.56 | $115.04 | $179.95 |
| B1 & Below · >30 - 100 | $96.86 | $112.98 | $285.03 |
| Level 1 · >100 - 300 | $100.81 | $136.47 | $176.70 |
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 Flow?
Getting around
- Marine Parade MRT233 m · ~4 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at The Flow?
- Live registrations
- 97
- Registered last 3 years
- 58
- Most common type
- Local Company
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.
What is The Flow's BCA building profile?
- BCA building type
- Retail
- Green Mark
- Certified (2017)
- Energy use intensity
- 87 kWh/m²·yr
Frequently asked questions about The Flow
Where is The Flow?⌄
The Flow is at East Coast Road, Singapore 428778, in the Marine Parade planning area.
What is The Flow zoned as?⌄
The Flow sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of The Flow?⌄
The Flow is freehold.
Have there been any recorded transactions at The Flow?⌄
No caveats have been lodged for The Flow in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
What is the nearest MRT station to The Flow?⌄
Marine Parade MRT is the closest, 233 m away (about a 4-minute walk).
How many businesses are registered at The Flow?⌄
97 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 Flow.
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.