CommercialCOMMERCIALConservationFreeholdDistrict 15 · Marine Parade

The Modules

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

The Modules 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. 95 transactions are on record since 1995, at a median S$1,284 psf, most recently in Sept 2026. 8 units are currently listed for sale or rent. ACRA records 96 live company registrations at this address.

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

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What are the key facts about The Modules?

Key takeawayThe Modules 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: 387 Joo Chiat Road
Land area: 803 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 48
Managing agent: A4 INTERNATIONAL PTE LTD
Strata formed: 2010 (MCST 3533)
Submarket: City Fringe
Units with a recorded sale: At least 37
Transactions on record: 95 (records start 1995)
Live listings: 8
ACRA registrations: 96

About The Modules

The Modules is a mixed-use building in Marine Parade (District 15). It is located along Joo Chiat Road, Singapore 427623.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 803 sqm of land with about 2,410 sqm of gross floor area.

94 transactions have been recorded here, at a median of S$1,284 psf. The most recent was in September 2025.

67 businesses are currently registered at this address with ACRA.

The nearest MRT is Marine Parade MRT, 608 m away (about a 10-minute walk). The closest bus stop (Aft Duku Rd) is 38 m away (about a 1-minute walk). i12 Katong is 335 m away (about a 5-minute walk).

What is The Modules zoned as?

Key takeawayThe Modules sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Joo Chiat

Run the full zoning report for this building →

What has The Modules sold for?

Key takeawayAcross 95 recorded transactions since 1995, the median price is about S$655k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Office	S$1.11M	474 sqft	$2,341
Sept 2025	Office	S$1.75M	840 sqft	$2,084
Jun 2025	Office	S$830k	398 sqft	$2,084
May 2025	Office	S$1.10M	495 sqft	$2,222
Feb 2025	Office	S$880k	441 sqft	$1,994
Jan 2025	Office	S$1.08M	495 sqft	$2,181
Aug 2024	Office	S$789k	366 sqft	$2,156
Aug 2024	Office	S$931k	452 sqft	$2,059
Aug 2024	Office	S$1.12M	538 sqft	$2,081
Mar 2024	Office	S$1.54M	840 sqft	$1,833

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 Modules rent for?

Key takeawayNo rent is published for The Modules itself. On its street, Joo Chiat Road, office space rented at a median of $5.52 psf a month in 2026Q3, with the middle half of leases between $5.17 and $6.19. That is not this building's own rent, and never a quote for a particular unit.

Office space on Joo Chiat Road

Street level · 2026Q3

25th pct

$5.17

$55.63 psm

Median

$5.52

$59.38 psm

75th pct

$6.19

$66.65 psm

S$ per sq ft per month · median -0.4% on a year earlier

2023Q4 · $68.64 psm2026Q3 · $59.38 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 Joo Chiat Road

Street level · 2026Q3

25th pct

$3.85

$41.47 psm

Median

$5.56

$59.88 psm

75th pct

$6.47

$69.67 psm

S$ per sq ft per month

2023Q1 · $71.81 psm2026Q3 · $59.88 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 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 Modules

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 Modules

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 Modules?

Key takeawayURA has approved 4 changes of use at The Modules 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.

7 Mar 2025ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX of the modules to commercial school
14 Dec 2023ApprovedFloor 1
Change of use to showroom
Proposed change of use of units #01-XX and #01-XX of the modules to showroom
5 Sept 2023ApprovedFloor 1
Change of use: office → commercial school
Proposed change of use of unit #01-XX from office to commercial school - the modules
22 May 2017ApprovedFloor 1
Change of use to commercial school
Proposed change of use of cafe unit #01-XX to commercial school on lot 09559m mk26 at 387 joo chiat road - the modules (marine parade planning area)

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 Joo Chiat Road price?

Key takeawayAcross 63 strata sales on Joo Chiat Road in the last 5 years, the median is $1,931 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,931

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

What do commercial rents run near The Modules?

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 available at The Modules right now?

Key takeaway8 units are currently listed at The Modules — 4 for sale and 4 for rent. One row per unit; several agents often market the same unit.

For sale (4)

The Modules3 agentsS$2.38M · 982 sqft
The Modules2 agentsS$1.10M · 453 sqft
The Modules2 agentsS$920k · 366 sqft
The Modules2 agentsS$1.14M · 474 sqft

For rent (4)

The ModulesS$2k/mo · 330 sqft
The Modules2 agentsS$3k/mo · 500 sqft
The Modules2 agentsS$3k/mo · 452 sqft
The Modules2 agentsS$5k/mo · 980 sqft

Browse every listing at this building →

What is near The Modules?

Key takeawayThe nearest MRT/LRT is Marine Parade MRT, about 608 m away.

Getting around

Marine Parade MRT608 m · ~10 min

Amenities nearby

Aft Duku Rd · 38 mJoo Chiat Community Club · 74 mPlace Of Worship · 138 mLee Clinic · 178 mHotel · 233 mDunman Food Centre · 276 mTanesei Retailing Pte. Ltd. · 335 mi12 Katong · 335 mEducational Institution · 336 mKoon Seng Park · 361 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Modules

Key takeawayThe nearest station is Marine Parade (TE26), 545 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 5% of office buildings

nearest MRT/LRT Marine Parade (TE26) 545 m, about 23,000 taps a weekday; bus stops within 400 m: 7, about 9,116 taps a weekday; Marine Parade: 12,786 resident workers (Census 2020, by workplace); about 41,000 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)545 m · about 23,000 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 Modules. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 9,116 boardings and alightings on an average weekday.

Public car parks within 500 m

Joo Chiat Rd Off St (URA)117 m
S$0.60 per half-hour at midday on a weekday · 99 car lots
Service Rd (Joo Chiat Rd) (URA)174 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Tembeling Rd (URA)247 m
S$0.60 per half-hour at midday on a weekday · 61 car lots
Dunman Rd Food Centre Off St (URA)291 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Ceylon Rd (URA)302 m
S$0.60 per half-hour at midday on a weekday · 11 car lots

Nearest URA season parking: Joo Chiat Area (Haig R Oad-Telok Kurau Road), 522 m away, S$90/month.

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

Who's registered at The Modules?

Key takeaway96 live companies (and LLPs and branches; sole proprietors are not counted) list The Modules as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
34
Financial and insurance
19
Wholesale and retail trade
12
Information and communications
11
Education
6
Construction
3
Real estate
3
Administrative and support services
2
Arts, entertainment and recreation
2
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 Modules

Where is The Modules?⌄

The Modules is at 387 Joo Chiat Road, Singapore 427623, in the Marine Parade planning area.

What is The Modules zoned as?⌄

The Modules sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of The Modules?⌄

The Modules is freehold.

Is The Modules a conserved property?⌄

Yes. The Modules falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at The Modules sold for?⌄

Across 94 recorded transactions, the median price is S$1,284 psf. The latest was in September 2025.

What is the nearest MRT station to The Modules?⌄

Marine Parade MRT is the closest, 608 m away (about a 10-minute walk).

How many businesses are registered at The Modules?⌄

67 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.

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.

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.

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, URA car park data (URA Data Service), 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.