CommercialCOMMERCIALFreeholdDistrict 15 · Marine Parade

The Flow

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

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 83 live company registrations at this address.

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

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What are the key facts about The Flow?

Key takeawayThe Flow is a commercial building in District 15 · Marine Parade, zoned COMMERCIAL, held freehold.

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
Completed: 2018 (per CommercialGuru)
Storeys: 7 (per CommercialGuru)
Developer: Oxley Vibrant Pte Ltd (per CommercialGuru)
Strata units (MCST): 638
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2018 (MCST 4604)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 83

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.

What are the specs at The Flow?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Floor-to-floor height: 3.15 m; 1st Storey 3.15; Source: the developer's sales brochure
Floor loading: 5 kN/m²; Each Storey 5; Source: the developer's sales brochure
Power supply: 30A, 60A, 80A or 150A 3-phase (varies by unit); Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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?

Key takeawayThe Flow sits on land zoned COMMERCIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 6,531 sqm · built 5,800 sqm · headroom 731 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 does space at The Flow rent for?

Key takeawayNo rent is published for The Flow itself. On its street, East Coast Road, retail space rented at a median of $7.27 psf a month in 2026Q3, with the middle half of leases between $6.12 and $8.89. That is not this building's own rent, and never a quote for a particular unit.

Retail space on East Coast Road

Street level · 2026Q3

25th pct

$6.12

$65.83 psm

Median

$7.27

$78.30 psm

75th pct

$8.89

$95.67 psm

S$ per sq ft per month · median -0.8% on a year earlier

2023Q4 · $104.91 psm2026Q3 · $78.30 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).

Office space on East Coast Road

Street level · 2026Q2

25th pct

$5.54

$59.60 psm

Median

$5.95

$64.09 psm

75th pct

$6.36

$68.48 psm

S$ per sq ft per month · median +3.3% on a year earlier

2023Q3 · $60.00 psm2026Q2 · $64.09 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 — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 Flow

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.

What's been approved at The Flow?

Key takeawayURA has approved 39 changes of use at The Flow since 2000, most recently in 2026, and refused 3. 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.

21 Aug 2026ApprovedFloor 3
Change of use to medical clinic
Proposed change of use of units #03-XX & #03-XX to medical clinic
24 Apr 2026ApprovedFloor 7
Change of use to shop
Proposed change of use of unit #07-XX to shop
12 Dec 2025Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed use of unit #03-XX as commercial school
25 Jun 2025ApprovedFloor 1
Change of use: shop → restaurant use
Proposed change of use of unit #01-XX from shop to restaurant use at the flow mall
2 Jun 2025ApprovedFloor 5
Change of use to commercial school
Proposed change of use of unit #05-XX of the flow to commercial school
7 Apr 2025Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed use of unit #03-XX as commercial school
15 Aug 2024ApprovedFloor 7
Change of use to commercial school
Proposed change of use of unit #07-XX of the flow mall to commercial school
20 May 2024ApprovedFloor 5
Change of use to gym/fitness centre
Proposed change of use of unit #05-XX of the flow mall to gym/fitness centre
3 Jan 2024RefusedFloor 3
Change of use to restaurant and bar cum event space
Proposed change of use of #03-XX & #03-XX of the flow mall to restaurant and bar cum event space
13 Dec 2023ApprovedFloor 3
Change of use to cafe
Proposed change of use of shop unit #03-XX of the flow mall to cafe (1st floor) and commercial school (2nd floor)
1 Nov 2023ApprovedFloor 3
Change of use to gym/fitness centre
Proposed change of use of unit #03-XX to gym/fitness centre
22 Aug 2023ApprovedFloor 3
Change of use: shop → commercial school
Proposed change of use of unit #03-XX of the flow mall from shop to commercial school

31 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 East Coast Road price?

Key takeawayAcross 21 strata sales on East Coast Road in the last 5 years, the median is $2,596 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,596

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

What do commercial rents run near The Flow?

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

Indicative area yield — District 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

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, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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?

Key takeawayThe nearest MRT/LRT is Marine Parade MRT, about 233 m away.

Getting around

Marine Parade MRT233 m · ~4 min

Amenities nearby

Hotel · 19 mInternational Medical Clinic · 53 mTanesei Retailing Pte. Ltd. · 118 mi12 Katong · 118 mOpp Roxy Sq · 144 mPlace Of Worship · 199 mMarine Parade MRT Exit 2 · 229 mJoo Chiat Community Club · 318 mEducational Institution · 324 mBlk 84 Marine Parade Central · 346 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Flow

Key takeawayThe nearest station is Marine Parade (TE26), 229 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 16% of office buildings

nearest MRT/LRT Marine Parade (TE26) 229 m, about 23,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 29,000 taps a weekday; Marine Parade: 12,786 resident workers (Census 2020, by workplace); about 37,000 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

Marine Parade (TE26)229 m · about 23,000 weekday taps
Tanjong Katong (TE25)868 m · 6,135 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 Flow. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Ceylon Rd (URA)175 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Joo Chiat Area (Haig R Oad-Telok Kurau Road) (URA)220 m
season S$90/month
East Coast Rd (Haig Rd - Telok Kurau Rd) (URA)220 m
S$0.60 per half-hour at midday on a weekday · 63 car lots
Service Rd (Joo Chiat Rd) (URA)229 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Ean Kiam Place (URA)255 m
S$0.60 per half-hour at midday on a weekday · 26 car lots

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

Who's registered at The Flow?

Key takeaway83 live companies (and LLPs and branches; sole proprietors are not counted) list The Flow as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
27
Wholesale and retail trade
16
Education
9
Other services
7
Information and communications
6
Accommodation and food services
4
Financial and insurance
4
Health and social services
4
Manufacturing
2
Construction
1

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 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.

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Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Storeys: CommercialGuru's floor count, not checked against an official record.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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.

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 CommercialGuru, 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, the developer's sales brochure — see our methodology. Last updated 10 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.