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PS100 Review

PS100 Review
Commercial Property Review — District 02, Tanjong Pagar

PS100

A boutique strata-office address integrated within a 27-storey business hotel on the Tanjong Pagar CBD fringe.

SGCPI Research Desk Updated August 2026 100 Peck Seah Street, Singapore 079333 99-YR LEASEHOLD FROM 2011

Street-level view of PS100, 100 Peck Seah Street, Singapore 079333. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NamePS100
Address100 Peck Seah Street, Singapore 079333
DistrictDistrict 2 — Tanjong Pagar / Outram
Tenure99-year leasehold from 2011 (≈84 years remaining)
Zoning / UseCommercial — strata office (SOHO), integrated hotel-office development
Built Form27-storey integrated tower; PS100 strata offices occupy levels 7–11 within Oasia Hotel Downtown
Land Area / GFA≈2,311 sqm land area / ≈19,400 sqm GFA
Completion Year2015 (TOP 2016)
Nearest MRTTanjong Pagar (EW15), Maxwell (TE18)
Key Road AccessAyer Rajah Expressway (AYE), Central Expressway (CTE) via Neil Road / Cantonment Road
Transacted PSF Range≈S$2,570 – S$3,280 psf
Sale Price Range≈S$1.1M – S$1.65M
Asking Rent Range≈S$3,900 – S$4,500/month (≈S$8.00 – S$9.30 psf/mth)
Occupier BaseBoutique professional-services firms, consultancies and small corporate HQs drawn to the hotel-serviced office concept

Location & Connectivity

PS100 sits along Peck Seah Street, a quiet lane tucked within the Tanjong Pagar and Outram precinct of District 2. This corner of the CBD fringe has matured over the past decade from a transitional light-industrial pocket into a dense cluster of boutique offices, F&B and hospitality assets, with the building itself forming part of the wider Oasia Hotel Downtown development. The immediate streetscape blends heritage shophouses with newer commercial towers, giving the address a distinctive, walkable character that is harder to find in the more corporate stretches of Raffles Place or Marina Bay.

Connectivity is a core part of the pitch. Tanjong Pagar MRT station (EW15) on the East-West Line is roughly a three to five-minute walk via Choon Guan Street, while Maxwell MRT station (TE18) on the Thomson-East Coast Line adds a second interchange option for occupiers commuting from the northern and eastern parts of the island. Drivers benefit from reasonably quick access onto the Ayer Rajah Expressway and Central Expressway via Neil Road and Cantonment Road, both of which connect through to the wider CBD, the airport corridor and the western business hubs.

The surrounding neighbourhood is well served for day-to-day amenities. Maxwell Food Centre, Tanjong Pagar Plaza and Amoy Street’s dining strip are all within a short walk, while retail needs are covered by Icon Village, 100 AM and China Square Central. Grocery options include FairPrice and Cold Storage outlets nearby, and the broader Chinatown and Tanjong Pagar precinct offers a dense concentration of cafes, bars and lunch spots that occupiers of small-format offices tend to value highly.

Location of PS100, 100 Peck Seah Street. Map data: Google Maps, accessed August 2026.

Building & Facilities

PS100 is not a stand-alone office block but an integrated component of a 27-storey development anchored by Oasia Hotel Downtown, a business hotel operated at scale. The 100 strata-titled office units that make up PS100 occupy levels seven to eleven, sitting directly above the hotel’s lower-floor podium and guest room stack. Typical units measure around 500 sq ft and are finished in a loft-style format with ceiling heights of roughly five metres, allowing many owners to install a mezzanine level for a bedroom, storage or a secondary work area.

Because the office component shares infrastructure with the hotel, owners and their staff have access to hotel-grade shared facilities that a standalone strata office building would rarely offer, including a swimming pool, gymnasium, function and meeting rooms, and rooftop or terrace-style communal spaces. Office units are generally sold or leased in a fitted or semi-fitted condition, with several units on the resale and rental market already carrying air-conditioning, flooring and basic built-ins, which shortens the fit-out runway for incoming occupiers.

Prospective buyers should treat the hotel-office integration as a due-diligence item rather than a pure lifestyle perk. It is worth verifying the unit’s authorised use against URA records, reviewing the MCST by-laws for any restrictions tied to shared hotel facilities or building image, and confirming fire safety certification where a mezzanine or loft structure has been added, since such alterations sometimes require approval and compliance checks before resale or refinancing.

Unit Types & Floor Plan Notes

PS100’s unit mix is intentionally narrow, favouring small, efficient footprints over large floor plates. This keeps absolute price quantums accessible while suiting the solo practitioners, small teams and boutique firms that make up the bulk of the occupier base. The loft-style ceiling height is the building’s signature feature and shapes how most units are laid out and marketed.

Compact SOHO Studio

≈420 – 474 sq ft

Entry-level loft unit with a five-metre ceiling, suited to a solo consultant, freelancer or two-person team wanting a lean, low-quantum CBD fringe base.

Standard SOHO Suite

≈500 – 517 sq ft

The most commonly transacted format at PS100, offering enough floor area for a small mezzanine work zone plus a ground-floor meeting or reception area.

Corner / High-Floor Unit

≈550 – 600 sq ft

Units on the higher of the five office floors or at building corners typically command a premium for outlook and natural light, appealing to design-led occupiers.

Combined / Merged Unit

≈900 – 1,000 sq ft

Two adjoining units combined into a single larger office, subject to MCST and authority approval, giving growing teams more room without leaving the building.

Ceiling Height: ≈5.0 metres, loft-style with mezzanine potential
Office Floors: Levels 7 to 11 (5 floors)
Total Strata Office Units: ≈100
Typical Unit Size: ≈500 sq ft
Lift Access: Dedicated office lobby and lift bank, separate from hotel guest lifts

Investment Case

PS100 occupies a genuine CBD fringe niche: a small-format, strata-titled office product wrapped inside a business hotel, on a site within easy reach of two MRT lines. That positioning drives both its appeal and its constraints, and buyers should weigh the two sides carefully before committing.

What Works

  • CBD fringe address a few minutes’ walk from Tanjong Pagar and Maxwell MRT stations.
  • Rare hotel-integrated office concept differentiates the product from standard strata office stock.
  • Consistent rental demand from solo practitioners and small firms wanting flexible, fitted CBD space.
  • Land scarcity in the central Tanjong Pagar / Outram pocket supports long-term price resilience.
  • Shared hotel-grade facilities such as the pool and gym add lifestyle value without a separate club membership.

What to Weigh Carefully

  • Small unit sizes cap absolute rental income and restrict the tenant pool to solo or micro-team occupiers.
  • Recent transacted psf levels leave limited headroom for further near-term capital appreciation.
  • Lease decay: with roughly 84 years remaining, financing terms may tighten materially once the lease passes the 60-year mark.
  • Hotel-integrated buildings can carry MCST restrictions on business types or signage for brand-image reasons.
  • Strata maintenance fees can run higher than standalone office buildings owing to shared hotel-grade common facilities.

Who This Suits

PS100 is best suited to solo entrepreneurs, boutique consultancies, creative studios, family offices and small corporate satellite teams who want a distinctive, well-connected CBD fringe address without the overheads of a full-floor lease. The hotel-serviced facilities and loft-style layouts also appeal to occupiers who value a lifestyle-oriented workplace over a purely institutional one. It is less suited to larger corporates or teams needing bulk floor plates, dedicated pantry and server rooms, or single-tenant branding across an entire floor, all of which the small, five-floor strata format cannot readily accommodate.

Frequently Asked Questions

What is the permitted use and zoning at PS100?
PS100’s strata units are zoned and authorised for commercial office use, forming part of an integrated hotel-office development along Peck Seah Street. Owners and tenants may generally operate professional-services businesses, consultancies, agencies and similar office-based activities, subject to the specific authorised use recorded against each unit and any conditions attached to the wider development’s planning approval. Because the office component sits within the same building envelope as a business hotel, some activities that generate heavy foot traffic, noise or industrial-type operations may not be appropriate or permitted. Buyers and tenants should verify the authorised use for their intended unit directly with URA records and the building’s MCST before signing any purchase or lease agreement, particularly if planning anything beyond a standard office use.
Can foreigners buy a unit at PS100?
Yes. PS100 is a commercial strata-titled development, and Singapore’s Residential Property Act restrictions on foreign ownership apply only to residential property, not commercial or office units. Foreign individuals and foreign-owned companies can generally purchase strata office units at PS100 without needing Singapore Land Authority approval, which is required for restricted residential land categories. That said, foreign buyers should still budget for the applicable stamp duties, confirm financing eligibility with a Singapore bank (which may differ for non-residents), and, where the purchase is made through a corporate vehicle, ensure the entity is properly structured and registered. Engaging a conveyancing lawyer familiar with commercial transactions is recommended to confirm eligibility and process.
Does Additional Buyer’s Stamp Duty (ABSD) apply?
ABSD in Singapore is levied on residential property purchases and does not apply to commercial or office units such as those at PS100, regardless of whether the buyer is a Singapore citizen, permanent resident, foreigner or entity. This is one of the key attractions of commercial strata offices for investors who already own residential property and want to avoid the escalating ABSD rates that apply to second or subsequent residential purchases. Buyers should note, however, that other duties such as Buyer’s Stamp Duty still apply to commercial purchases, and that GST may be payable depending on the seller’s GST-registration status, so the absence of ABSD does not mean the transaction is duty-free overall.
What about Seller’s Stamp Duty (SSD) if I resell quickly?
Seller’s Stamp Duty in Singapore currently applies primarily to industrial and residential property sold within a defined holding period, and commercial office units like those at PS100 are generally not subject to SSD, giving owners more flexibility to sell without a holding-period penalty. This makes strata offices comparatively liquid from a tax perspective, since an owner is not locked into a multi-year holding requirement purely to avoid a duty charge. That said, buyers should always verify current SSD rules with a conveyancing lawyer or IRAS at the point of transaction, since duty frameworks are periodically reviewed and updated, and confirm whether the specific unit’s use classification affects the applicable regime.
What Buyer’s Stamp Duty (BSD) applies on a purchase?
Buyer’s Stamp Duty applies to all property purchases in Singapore, including commercial units at PS100, and is calculated on a tiered percentage basis of the purchase price or market value, whichever is higher. Rates increase progressively for higher-value tiers, so a unit transacting in the S$1.1 million to S$1.65 million range typically attracts BSD across several tiers rather than a single flat rate. BSD is payable regardless of the buyer’s residency or citizenship status, unlike ABSD, and must be settled within a set period after the sale and purchase agreement is signed. Buyers should always confirm the exact computation with their conveyancing lawyer, as BSD tiers and rates are subject to periodic revision by the authorities.
Is Goods and Services Tax (GST) payable on a PS100 unit?
GST may apply to the purchase of a commercial unit at PS100 if the seller is GST-registered, since commercial property transactions in Singapore are treated as a taxable supply, unlike residential property which is generally GST-exempt. Where GST applies, it is charged on top of the purchase price and is a cost the buyer should budget for separately from stamp duties. Buyers purchasing through a GST-registered entity may in some circumstances be able to claim input tax, subject to the entity’s own registration and usage of the property, so structuring the purchase correctly matters. It is advisable to clarify the seller’s GST status and the applicable treatment with a tax adviser before finalising an offer.
How does financing work given the remaining lease?
With roughly 84 years remaining on its 99-year lease from 2011, PS100 currently sits comfortably within the range where most Singapore banks offer standard commercial mortgage terms, typically covering a meaningful loan quantum over tenures of up to 20 to 25 years for eligible buyers. Lenders assess remaining lease length against the loan tenure requested, and financing terms generally tighten once a lease falls below roughly 60 years, affecting both quantum and tenure available. Because PS100’s lease clock started in 2011, this is not an immediate concern, but buyers with a long investment horizon should factor in how lease decay could affect financing and valuation decades from now, and compare loan packages across several banks before committing.
What rental yield can I expect at PS100?
Based on current asking rents of roughly S$3,900 to S$4,500 per month against typical resale prices in the S$1.1 million to S$1.65 million range, gross rental yields at PS100 broadly work out to an estimated 3 percent to 4.5 percent per annum, though actual returns vary by unit size, floor level and fit-out condition. This sits within the typical band for small-format CBD fringe strata offices in Singapore, where compact units often achieve slightly higher psf rents than larger floor plates but carry proportionally higher maintenance costs. Investors should net off MCST fees, property tax, and periodic vacancy when estimating actual cash yield, and should treat the gross figures quoted in listings as a starting point rather than a guaranteed return.
How old is the building and what condition is it in?
PS100 was completed in 2015 with Temporary Occupation Permit obtained in 2016, making the building around a decade old as of 2026, which is relatively young by Singapore commercial building standards. At this age, major building systems such as lifts, fire safety equipment and common area finishes are typically still within their original service life, though buyers should still request the latest building condition and maintenance reports from the MCST. Because PS100 shares infrastructure with an operating business hotel, common facilities tend to be maintained to a higher service standard than a typical standalone strata office building, which can support both occupier appeal and resale value over time.
What are the odds of en-bloc sale or redevelopment?
En-bloc potential at PS100 is limited in the near to medium term. The development is a relatively young, integrated hotel-office asset completed in 2015, and its strata office component is intertwined with an operating hotel business, which complicates the collective sale process considerably compared with a standalone office or residential building. En-bloc sales typically require the requisite majority consent among owners and a clear redevelopment case, both of which are harder to achieve when a functioning hotel occupies most of the building. Buyers should not factor en-bloc upside into their investment thesis for PS100 and should instead focus on rental income and steady capital preservation as the primary return drivers.
What about parking, loading and MCST or maintenance fees?
As an integrated hotel-office development, PS100 offers basement or podium car parking shared with the hotel component, though space can be limited during peak hotel occupancy periods, so owners driving to the office regularly should check parking availability and any season parking arrangements with the MCST. There is no dedicated loading bay for bulky goods, which suits the building’s white-collar office profile rather than any activity requiring frequent deliveries. Monthly maintenance or MCST fees for office units tend to run higher than a typical standalone strata office building because they help fund shared hotel-grade facilities such as the pool, gym and function rooms, so buyers should request the latest fee schedule before purchase.
How liquid is the resale market and what business types suit PS100 best?
Resale liquidity at PS100 is moderate: transaction volumes are lower than large commercial buildings simply because there are only around 100 units in total, but recent sale and rental transactions show a fairly consistent flow, suggesting a reasonably active secondary market for a niche product. The building suits business types that thrive in a compact, design-conscious, service-oriented setting, including consultancies, creative and design agencies, boutique financial or legal practices, tech start-ups and family offices. It is less suited to businesses needing large open-plan floors, warehousing, heavy equipment or high visitor footfall, given the small unit sizes and the building’s integration with an operating hotel above the office floors.

This article is provided for general information purposes only and does not constitute financial, legal, tax or investment advice. Figures, including pricing, rental ranges and ratings, are estimates based on publicly available data at the time of research and may not reflect current market conditions. Prospective buyers and tenants should conduct independent due diligence and consult qualified professionals, including a conveyancing lawyer, tax adviser and licensed property agent, before making any purchase, leasing or investment decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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