CommercialCOMMERCIALFreeholdDistrict 9 · Orchard

The Heeren

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2001

Quick Summary

The Heeren is a commercial building in District 9 · Orchard, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.9. It is freehold. 3 transactions are on record since 1995, most recently in Apr 2001. 23 units are currently listed for rent. ACRA records 127 live company registrations at this address.

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

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What are the key facts about The Heeren?

Key takeawayThe Heeren is a commercial building in District 9 · Orchard, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.9
Tenure: Freehold
District / Area: District 9 · Orchard
Address: 260 Orchard Road
Land area: 5,585 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 17
Managing agent: SWEE CHENG MANAGEMENT PTE LTD
Strata formed: 2021 (MCST 4724)
Submarket: Orchard
Listed as: Office, Mall Shop, Shop / Shophouse
Transactions on record: 3 (records start 1995)
Live listings: 23
ACRA registrations: 127

About The Heeren

The Heeren is a commercial building in Orchard (District 09). It is located along Orchard Road, Singapore 238855.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.9. It lies inside the Central Area.

The site is freehold. It occupies roughly 5,585 sqm of land with about 37,337 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$1,430 psf. The most recent was in April 2001.

136 businesses are currently registered at this address with ACRA.

The nearest MRT is Somerset MRT, 330 m away (about a 5-minute walk). The closest bus stop (Bef Cairnhill Rd) is 48 m away (about a 1-minute walk). Mandarin Gallery is 127 m away (about a 2-minute walk).

What is The Heeren zoned as?

Key takeawayThe Heeren sits on land zoned COMMERCIAL with a gross plot ratio of 4.9, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.9
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has The Heeren sold for?

Key takeaway3 transactions are on record since 1995, most recently in Apr 2001 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2001	Office	S$13.82M	9,666 sqft	$1,430
Apr 2001	Office	S$13.82M	9,666 sqft	$1,430
Apr 2001	Office	S$13.82M	9,666 sqft	$1,430

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 Heeren rent for?

Key takeawayNo rent is published for The Heeren itself. On its street, Orchard Road, office space rented at a median of $8.30 psf a month in 2026Q3, with the middle half of leases between $6.42 and $10.56. That is not this building's own rent, and never a quote for a particular unit.

Office space on Orchard Road

Street level · 2026Q3

25th pct

$6.42

$69.10 psm

Median

$8.30

$89.36 psm

75th pct

$10.56

$113.72 psm

S$ per sq ft per month · median +7.2% on a year earlier

2023Q4 · $83.64 psm2026Q3 · $89.36 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 Orchard Road

Street level · 2026Q3

25th pct

$9.58

$103.15 psm

Median

$14.21

$152.94 psm

75th pct

$22.45

$241.70 psm

S$ per sq ft per month · median -1.5% on a year earlier

2023Q4 · $157.56 psm2026Q3 · $152.94 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 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 Heeren

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Vacancy 5%
Islandwide (Grade B): Rent S$8.35 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Orchard Road: Rent S$10.18 psf/mth · Vacancy 1.8% · Planned / under construction 1.00m 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 Heeren

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 23 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 5 new listings appeared and 3 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 Heeren?

Key takeawayURA has approved 18 changes of use at The Heeren since 2000, most recently in 2026. 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 Sept 2026ApprovedFloor 4
Change of use to medical clinic
Proposed change of use of unit #04-XX to medical clinic
13 Aug 2026ApprovedFloor 4
Change of use to medical clinic
Proposed change of use of unit #04-XX to medical clinic
22 Apr 2026ApprovedFloor 4
Change of use to medical clinic
Proposed change of use of unit #04-XX to medical clinic
25 Feb 2026RenewedFloor 5
Continued use as restaurant with live entertainment
Continued use of units #05-XX & #05-XX as restaurant with live entertainment
4 Feb 2026ApprovedFloor 4
Change of use to massage establishment
Proposed change of use of unit #04-XX to massage establishment
3 Feb 2026ApprovedFloor 4
Change of use to commercial school
Proposed change of use of units #04-XX & #04-XX to commercial school
16 Jan 2026ApprovedFloor 4
Change of use to commercial school
Proposed change of use of units #04-XX & #04-XX to commercial school
10 Nov 2025ApprovedFloor 4
Change of use to medical clinic
Proposed change of use of unit #04-XX to medical clinic
16 Oct 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
10 Oct 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
1 Oct 2024ApprovedFloor 5
Change of use to medical clinic
Proposed change of use of unit #05-XX to medical clinic
8 Jun 2023Approved
Additions & alterations
Proposed additions and alterations to existing outdoor refreshment area at first storey of the heeren at 260 orchard road

27 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 Orchard Road price?

Key takeawayAcross 142 strata sales on Orchard Road in the last 5 years, the median is $3,784 psf.

Strata sales on the street (5y)

142

Street median PSF (strata)

$3,784

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

What do commercial rents run near The Heeren?

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

Indicative area yield — District 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 Heeren right now?

Key takeaway23 units are currently listed at The Heeren. One row per unit; several agents often market the same unit.

For rent (23)

The HeerenS$50k/mo · 4,520 sqft
The HeerenS$56k/mo · 5,060 sqft
The HeerenS$55k/mo · 5,060 sqft
The Heeren7 agentsS$55k/mo · 5,060 sqft

Browse every listing at this building →

What is near The Heeren?

Key takeawayThe nearest MRT/LRT is Somerset MRT, about 330 m away.

Getting around

Somerset MRT330 m · ~5 min

Amenities nearby

EHA Clinic · 13 mBef Cairnhill Rd · 48 mHotel · 76 mOrchard Fountain Corner · 123 mMandarin Gallery · 127 mCold Storage Singapore (1983) Pte Ltd · 212 mSomerset MRT Exit B · 245 mPlace Of Worship · 302 mMount Elizabeth Hospital · 369 mEducational Institution · 850 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Heeren

Key takeawayThe nearest station is Somerset (NS23), 245 m away — a busy station, with about 66,000 taps in and out on an average weekday. 18 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 55% of office buildings

nearest MRT/LRT Somerset (NS23) 245 m, about 66,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 6, about 32,000 taps a weekday; Orchard: 44,871 resident workers (Census 2020, by workplace); about 18,000 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

Somerset (NS23)245 m · about 66,000 weekday taps
Orchard (TE14 / NS22)533 m · about 122,000 weekday taps
Great World (TE15)806 m · about 21,000 weekday taps
Dhoby Ghaut (NS24 / NE6 / CC1)891 m · about 64,000 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 Heeren. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.

Public car parks within 500 m

The Heeren (development car park)13 m
rates not published as open data
Hullet Rd (URA)120 m
S$1.20 per half-hour at midday on a weekday · 3 car lots
Emerald Hill Estate (URA)121 m
season S$80/month
Hilton Orchard (development car park)155 m
rates not published as open data
Cineleisure (development car park)162 m
rates not published as open data

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

Who's registered at The Heeren?

Key takeaway127 live companies (and LLPs and branches; sole proprietors are not counted) list The Heeren as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
50
Wholesale and retail trade
21
Health and social services
15
Other services
10
Professional, scientific and technical services
8
Information and communications
6
Administrative and support services
4
Accommodation and food services
4
Real estate
3
Manufacturing
2

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.

Frequently asked questions about The Heeren

Where is The Heeren?⌄

The Heeren is at 260 Orchard Road, Singapore 238855, in the Orchard planning area.

What is The Heeren zoned as?⌄

The Heeren sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.9.

What is the tenure of The Heeren?⌄

The Heeren is freehold.

What have units at The Heeren sold for?⌄

Across 3 recorded transactions, the median price is S$1,430 psf. The latest was in April 2001.

What is the nearest MRT station to The Heeren?⌄

Somerset MRT is the closest, 330 m away (about a 5-minute walk).

How many businesses are registered at The Heeren?⌄

136 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

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

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.

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.

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.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

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, LTA DataMall car parks, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.