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The Central Review

The Central Review
Commercial Property Review — District 01

The Central

A riverside CBD-fringe office and SOHO tower sitting directly above Clarke Quay MRT.

SGCPI Research Desk Updated August 2026 6 Eu Tong Sen Street, Singapore 059817 99-YR LEASEHOLD FROM 2001

Street-level view of The Central, 6 Eu Tong Sen Street. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameThe Central
Address6 Eu Tong Sen Street, Singapore 059817
DistrictDistrict 01 (Boat Quay / Raffles Place / Marina)
Tenure99-year leasehold from 2001
Zoning / UseCommercial — Office & SOHO, retail podium
Built Form25-storey office tower over a retail/mall podium with sky garden
Land Area / GFA≈11,328 sqm land / ≈79,250 sqm GFA
Completion Year2008
Nearest MRTClarke Quay (NE5), Fort Canning (DT20), Chinatown (DT19/NE4)
Key Road AccessCentral Expressway (CTE), Upper Cross Street, Havelock Road
Transacted PSF Range≈S$2,000 – S$3,300 psf
Sale Price Range≈S$1.6m – S$8.9m
Asking Rent Range≈S$6.50 – S$8.00 psf/month
Occupier BaseSME offices, creative and professional firms, SOHO operators; strong lifestyle/F&B draw from Clarke Quay

Location & Connectivity

The Central sits on the Singapore River at the junction of Eu Tong Sen Street and Upper Cross Street, straddling the edge of the Central Business District and the Clarke Quay entertainment belt. This puts the development in an unusual position for a strata office building: it is a genuine CBD-fringe address, yet it is wrapped in riverside dining, nightlife and hotel infrastructure rather than sitting inside a purely institutional office cluster. For occupiers who value a workplace with lifestyle amenities on the doorstep, this dual identity is one of the building’s clearest selling points.

Connectivity is a standout feature. The building sits directly above Clarke Quay MRT Station (North East Line), with Fort Canning MRT (Downtown Line) and Chinatown MRT (Downtown/North East Lines) all within a short walk, giving occupiers direct rail access to Raffles Place, Marina Bay, Orchard Road and the wider rail network without needing a car. Drivers benefit from quick access to the Central Expressway, linking the site north to Novena and Bishan and south to Marina Coastal Expressway approaches, while Upper Cross Street and Havelock Road provide surface-level routes into Chinatown, the Central Business District and River Valley.

The immediate surrounds are dense with amenities: supermarkets such as Don Don Donki, FairPrice Finest and Sheng Siong are within a few minutes’ walk, alongside malls including Riverside Point and Clarke Quay Central. River Valley Primary School, Cantonment Primary School and St Margaret’s Primary School sit nearby for occupiers considering the area for mixed live-work use, while the Boat Quay and Clarke Quay dining strips make client entertaining and after-work networking straightforward.

Location of The Central. Map data: Google Maps, accessed August 2026.

Building & Facilities

Completed in 2008 by Far East Organization, The Central comprises a 25-storey office tower rising above a multi-level retail and F&B podium, with a sky garden level separating the commercial and office components. Many strata office and SOHO units carry generous ceiling heights of around 4.2m in selected stacks, which allows owners to consider mezzanine or loft configurations where permitted, and most units on the upper floors enjoy open city or Singapore River views rather than facing directly into neighbouring blocks.

Shared facilities lean towards a lifestyle-office positioning rather than a purely corporate one: residents and tenants of the SOHO component have access to a swimming pool, lap pool, gymnasium, BBQ pits, an outdoor spa and jacuzzi, and a landscaped sky garden, alongside covered car parking and round-the-clock security. This facilities mix is more typical of a mixed live-work development than a conventional Grade B office block, and it is a key reason the project appeals to smaller firms, consultancies and owner-occupiers who want more than a bare office shell.

Prospective buyers should still conduct standard due diligence before committing: verifying the unit’s permitted use classification with URA, checking the MCST’s latest financial statements and sinking fund position, and inspecting the specific stack’s fitout condition, since units transacted over the past two years range from bare-shell resale stock to fully renovated, tenanted offices.

Unit Types & Floor Plan Notes

The Central’s strata component is split broadly between conventional office suites and SOHO (small office/home office) units, many of the latter configured with a loft or mezzanine level. Sizes generally range from around 600 sq ft to just under 1,200 sq ft for the smaller stacks, with larger combined office floors available for firms that need more contiguous space. The four indicative unit types below illustrate the spread most buyers will encounter.

Compact Office

≈600 – 650 sq ft

Entry-level strata office suites suited to solo practitioners, small consultancies or satellite teams; typically single-level with open-plan layout.

SOHO with Loft

≈630 – 850 sq ft + loft

High-ceiling units with a mezzanine loft, popular with design studios and creative firms wanting a distinct work zone above the main floor.

Mid-Size Office

≈880 – 930 sq ft

Standard single-level office floorplates suited to small teams of six to ten staff, often transacted with existing tenancies in place.

Large Combined Office

≈2,600 sq ft +

Larger contiguous office floors formed by combining adjoining units, suited to established firms consolidating headcount into one address.

Typical ceiling height: ≈4.2m in selected office/SOHO stacks
Floor loading: Standard commercial office loading (verify per-unit with MCST/building management)
Lift lobbies: Dedicated office lift lobby separate from retail podium circulation
Aircon system: Mix of central and unit-level split systems depending on stack and prior fitout
Facilities access: Pool, gym, BBQ pits, sky garden, covered parking, 24-hour security

Investment Case

The Central’s investment appeal rests largely on its connectivity and lifestyle positioning rather than on being the cheapest entry point into District 01 commercial space. Its direct MRT link and riverside setting are difficult to replicate, and the mixed office-SOHO-retail format gives it a broader occupier base than a single-use office tower, which can help cushion vacancy risk. At the same time, buyers are paying a premium for that positioning, and the building’s remaining lease and moderate resale liquidity are factors that deserve careful modelling before commitment.

What Works

  • Direct connection to Clarke Quay MRT with two further MRT lines within walking distance
  • Rare riverside CBD-fringe address blending office use with lifestyle and F&B amenities
  • Full condo-style facilities (pool, gym, spa, sky garden) uncommon among strata offices
  • Mixed office/SOHO stock allows flexible use for owner-occupiers, tenants or hybrid live-work setups
  • Established building with 18 years of operating history and a functioning MCST

What to Weigh Carefully

  • Transacted PSF sits at a premium versus many other District 1/2 strata office buildings
  • 99-year lease from 2001 means roughly 74 years remain, a factor for bank financing tenure
  • Resale transaction volumes are moderate, so marketing periods for larger units can be longer
  • MCST/maintenance fees and sinking fund contributions should be verified against current statements
  • Some units front the busy Eu Tong Sen Street/Upper Cross Street junction rather than the river

Who This Suits

The Central tends to suit owner-occupiers and small-to-mid-sized firms — consultancies, design studios, boutique financial or professional services outfits, and technology teams — that want a CBD-adjacent address with a distinctive, amenity-rich work environment rather than a conventional Raffles Place tower floor. It also appeals to commercial investors comfortable with a strata office/SOHO asset class, drawn by the location’s rail connectivity and the relative resilience of demand from tenants who value being steps from Clarke Quay MRT and the riverside dining scene. It is less suited to buyers requiring the very lowest entry PSF in District 01, or to those needing large, single-tenant floorplates typical of Grade A office towers.

Frequently Asked Questions

What is the permitted use and zoning at The Central?
The Central is zoned for commercial use, with strata lots comprising office and SOHO (small office/home office) units above a retail podium. Office and SOHO units are approved for business and commercial activity; residential use is generally not permitted under the title, even where a loft or mezzanine gives the unit a residential feel. Retail and F&B use is confined to the designated podium levels. Buyers and tenants should always verify the specific permitted use of an individual unit against its title and any URA use restrictions before signing, since misuse can result in enforcement action. A property agent or conveyancing lawyer can confirm this during due diligence.
Can foreigners buy units at The Central?
Yes. The Central is a commercial development, and Singapore’s Residential Property Act restrictions on foreign ownership do not apply to commercial or office strata units. Foreign individuals and foreign-owned companies can generally purchase office and SOHO units at The Central without the approval requirements that apply to landed residential property. This is one of the reasons commercial strata assets in District 01 attract a broad base of local and foreign investors. That said, foreign buyers should still confirm financing eligibility with Singapore banks, as loan quantum and tenure can differ from those offered to Singapore citizens or permanent residents, and should seek independent legal advice before purchase.
Does Additional Buyer’s Stamp Duty (ABSD) apply?
ABSD is specific to residential property purchases in Singapore and does not apply to commercial or office units, including the strata office and SOHO lots at The Central. This is a key reason commercial property has remained attractive to investors who have already used up their residential purchase allowances or who wish to avoid ABSD entirely. Buyers will instead pay standard Buyer’s Stamp Duty on the purchase price or market value, whichever is higher. Because tax treatment can change, buyers should always confirm current rates with IRAS or a property tax adviser at the point of transaction rather than relying solely on historical rules.
What about Seller’s Stamp Duty (SSD) if I resell quickly?
Seller’s Stamp Duty applies to industrial property in Singapore but does not currently apply to commercial office or SOHO units such as those at The Central. This means an owner can, in principle, sell a unit shortly after purchase without incurring SSD, which adds flexibility for investors pursuing shorter-term strategies compared with residential or industrial assets. However, holding period still matters commercially: a quick resale may not recoup transaction costs such as agent commission, legal fees and stamp duty, and thin trading volumes for larger units mean pricing a fast exit correctly is important. Always verify current SSD rules with IRAS before transacting, as policy can be revised.
What Buyer’s Stamp Duty (BSD) applies to a purchase?
Buyer’s Stamp Duty is payable on the purchase of any property in Singapore, including commercial units at The Central, calculated on a tiered percentage of the purchase price or market value, whichever is higher. Unlike ABSD, BSD applies uniformly regardless of the buyer’s nationality or number of existing properties. For a unit purchased in the low seven figures, BSD typically runs into the tens of thousands of dollars, so it should be factored into upfront capital planning alongside legal fees, valuation costs and any agent commission. Rates are reviewed periodically, so buyers should check the latest IRAS schedule or confirm with their conveyancing lawyer before completing a purchase.
Is GST payable on a purchase at The Central?
GST treatment depends on the seller’s registration status rather than the property type itself. If the seller is a GST-registered entity, GST may be chargeable on the sale of a commercial unit at The Central, whereas a sale by a non-GST-registered individual owner typically does not attract GST. Some listings at The Central are explicitly marketed as “No GST,” which usually indicates an individual, non-registered seller. Buyers should always confirm the GST position directly with the seller or their solicitor before exercising an option, since this affects total acquisition cost and, for GST-registered buyers, potential input tax recovery.
How does financing work against the remaining lease?
The Central runs on a 99-year lease from 2001, leaving roughly 74 years as at 2026. Singapore banks generally size commercial property loan tenures against the remaining lease, commonly capping loan tenure so the lease does not expire within a defined buffer period after the loan matures, which is less restrictive than for older leasehold stock. Loan-to-value ratios for commercial property purchases by individuals and companies also differ from residential lending and are set by each bank’s credit policy rather than a fixed regulatory cap. Buyers should obtain an in-principle approval and compare terms across banks, as tenure, rate and LTV can vary meaningfully for the same unit.
What rental yield can investors expect at The Central?
Based on recent asking rents of roughly S$6.50 to S$8.00 per square foot per month against transacted prices of around S$2,000 to S$3,300 per square foot, gross rental yields at The Central broadly fall in the region of 3% to 4.5% per annum, though this varies by stack, floor level and unit condition. Units with river or city views, or those with completed fitouts and existing tenancies, tend to command rents at the higher end of the range. As with any strata office asset, prospective landlords should stress-test yield assumptions against vacancy periods, agent commissions and MCST fees, and should not rely solely on a single comparable transaction when underwriting a purchase.
How does the building’s age affect the investment?
Completed in 2008, The Central is now around 18 years old, placing it in a mature but still relatively modern band for commercial strata stock in District 01. At this age, mechanical and electrical systems, lifts and common facilities such as the pool and gym are past their original warranty periods, so buyers should review the MCST’s maintenance records, recent upgrading works and sinking fund adequacy as part of due diligence. Units with dated fitouts may need capital expenditure to remain competitive against newer commercial developments nearby. On the positive side, an 18-year track record gives buyers a longer history of occupancy patterns and MCST management performance to evaluate than a newly completed project would offer.
What are the odds of an en-bloc sale or redevelopment?
There is no current en-bloc sale process publicly reported for The Central, and with roughly 74 years remaining on the lease, the collective sale economics that typically drive redevelopment interest are less pressing than for older, shorter-lease commercial buildings. En-bloc outcomes ultimately depend on a majority of strata owners agreeing to sell, prevailing land values, and whether a redevelopment scheme would be commercially viable under current planning parameters, none of which can be predicted with certainty this far out. Buyers should treat en-bloc potential as a long-term, low-probability upside rather than a core part of the investment thesis, and focus primarily on rental income and steady capital appreciation instead.
What should buyers know about parking, loading bays and MCST/maintenance fees?
The Central offers covered car parking for owners, tenants and visitors, with allocation and season parking terms managed by building management rather than tied automatically to unit ownership, so this should be confirmed directly. As a mixed office/SOHO/retail development, loading and unloading for retail podium tenants is typically routed through designated service areas separate from the main office lobby and car park, minimising disruption to office occupiers. Monthly maintenance (MCST) fees cover common facilities including the pool, gym, sky garden, security and lift servicing, and vary by unit share value; buyers should request the latest MCST budget and any sinking fund top-up history before purchase to avoid surprises.
How liquid is resale at The Central, and what business types suit it?
Resale liquidity at The Central is moderate: smaller office and SOHO units in the 600 to 900 sq ft range tend to transact more readily, while larger combined floors can take longer to find a buyer given the smaller pool of purchasers able to deploy that much capital. In terms of occupier fit, the building’s mix of professional office space, high-ceiling SOHO lofts and lifestyle facilities suits consultancies, design and creative agencies, technology teams, boutique financial services firms and other business types that value a CBD-fringe address with strong MRT connectivity over a conventional Raffles Place tower floor. Retail and F&B operators are generally confined to the dedicated podium levels rather than the office stacks.

This article is for general informational purposes only and does not constitute financial, investment, legal or tax advice. Figures for pricing, rental rates, yields, tenure and specifications are indicative, based on publicly available listings and market data at the time of writing, and may not reflect current or future conditions. Prospective buyers and tenants should conduct independent due diligence and consult qualified professionals, including a property agent, lawyer and financial adviser, before making any purchase, lease or investment decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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