--- title: "Singapore Class A Office Market" description: "APAC's most resilient premium office market." canonical: https://classa.info/cities/singapore pageType: city lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Singapore Class A office rents around S$11.5/sqft/mo · ≈ $102 PSF/yr USD, with 5.4% vacancy and 6 months of typical rent-free on a 4-year term. ## TL;DR - Grade A vacancy below 6% in the core CBD. - Marina Bay and Raffles Place form a single trophy submarket today. - Lease lengths shortened to 3-5 years post-pandemic. - Strong corporate-tax and family-office incentives drive HQ wins from regional rivals. - ESG (BCA Green Mark) certification is now table stakes for institutional tenants. # Singapore Class A Office Market *APAC's most resilient premium office market.* ## TL;DR - Grade A vacancy below 6% in the core CBD. - Marina Bay and Raffles Place form a single trophy submarket today. - Lease lengths shortened to 3-5 years post-pandemic. - Strong corporate-tax and family-office incentives drive HQ wins from regional rivals. - ESG ([BCA Green Mark](/glossary/bca-green-mark)) certification is now table stakes for institutional tenants. ## Overview Singapore's CBD has absorbed a wave of corporate relocations from Hong Kong and the rest of APAC since 2022. Grade A vacancy remains structurally tight; ESG-rated stock is the marginal demand. Lease structures are landlord-friendly but legally clear. ## Market snapshot | Class A rent | 11.5 SGD/sqft/yr (102.12 USD)| | Vacancy | 5.4%| | Typical lease length | 4 years| | Typical rent-free | 6 months| Composite of Q1 2026 CBD market reports (URA REALIS-corroborated). ## Lease norms Singapore leases are typically 3-5 years, gross-rent based with the landlord covering most operating expenses inside the rent. Rent-free of 4-9 months on a 5-year term is standard. Rent reviews on [renewal](/topics/lease-renewal-strategy) are open-market. Bank guarantees of 3-6 months are routine. [Reinstatement](/glossary/reinstatement) at lease-end is contractual and usually significant — budget for it. ## Transit & access The MRT network reaches every CBD address. Changi Airport is 20 minutes by MRT or taxi. Jurong Region Line and Cross Island Line expansions are extending the catchment. ## Tax Headline corporate tax of 17%, with a partial tax exemption for the first SGD 200,000 of chargeable income. A network of double-tax treaties and the Singapore Variable Capital Company (VCC) regime make Singapore particularly attractive for fund managers and family offices. ## Talent Premium APAC talent hub. Average all-in compensation indexes 92 vs. New York's 100. ## Notable Class A buildings - **Marina One** [](https://www.google.com/maps/search/?api=1&query=Marina%20One%2C%205%20Straits%20View%2C%20Singapore%20018935%2C%20Marina%20Bay%2C%20Singapore%2C%20Singapore&query_place_id=ChIJT5CAxxEZ2jERyEqZgflnIhg) · Marina Bay - **Marina Bay Financial Centre** [](https://www.google.com/maps/search/?api=1&query=Marina%20Bay%20Financial%20Centre%2C%2012%20Marina%20Boulevard%2C%20Singapore%20018982%2C%20Marina%20Bay%2C%20Singapore%2C%20Singapore&query_place_id=ChIJS2DS9g4Z2jERsEGIMFpphPw) · Marina Bay - **Asia Square** [](https://www.google.com/maps/search/?api=1&query=Asia%20Square%2C%208%20Marina%20View%2C%20Singapore%20018960%2C%20Marina%20Bay%2C%20Singapore%2C%20Singapore&query_place_id=ChIJX7UzC-wZ2jERq0VhbV_xHkw) · Marina Bay - **CapitaSpring** [](https://www.google.com/maps/search/?api=1&query=CapitaSpring%2C%2088%20Market%20Street%2C%20Singapore%20048948%2C%20Raffles%20Place%2C%20Singapore%2C%20Singapore&query_place_id=ChIJT4srDj8Z2jER6QV8gCdaItE) · Raffles Place - **IOI Central Boulevard Towers** [](https://www.google.com/maps/search/?api=1&query=IOI%20Central%20Boulevard%20Towers%2C%202%20Central%20Boulevard%2C%20Singapore%20018916%2C%20Marina%20Bay%2C%20Singapore%2C%20Singapore&query_place_id=ChIJ7RRYxBQZ2jERRaULYwYv73g) · Marina Bay ## Class A submarkets in Singapore - [**Marina Bay**](/cities/singapore/marina-bay) — Singapore's trophy office quarter. (trophy) - [**Raffles Place**](/cities/singapore/raffles-place) — The historic financial core. (trophy) - [**Shenton Way & Tanjong Pagar**](/cities/singapore/shenton-way-tanjong-pagar) — Resurgent southern CBD. (prime) - [**Orchard**](/cities/singapore/orchard) — Boutique HQ market on Singapore's premier retail spine. (established) - [**One-North**](/cities/singapore/one-north) — Tech and biomed campus west of the CBD. (prime) - [**Bugis & Beach Road**](/cities/singapore/bugis-beach-road) — Northeast CBD frontier. (emerging) ## Singapore deep-dives - [Rents and incentives](/cities/singapore/topics/rents-and-incentives) — What does Class A rent cost and what concessions are typical? - [Sublease market](/cities/singapore/topics/sublease-market) — How deep is [sublease](/topics/sublease-strategy)">sublease availability and how does it price? - [ESG and LEED stock](/cities/singapore/topics/esg-and-leed) — How much certified stock exists and what premium does it command? - [Transit and commute](/cities/singapore/topics/transit-and-commute) — Which submarkets have the strongest transit access? - [Talent and salaries](/cities/singapore/topics/talent-and-salaries) — What does the white-collar talent pool look like and how is it priced? - [Fit-out costs](/cities/singapore/topics/fit-out-costs) — What does a Class A [fit-out](/topics/fit-out-capex)">fit-out cost per square foot? - [Flex vs lease](/cities/singapore/topics/flex-vs-lease) — When does premium coworking beat a traditional lease? - [Taxes and incentives](/cities/singapore/topics/taxes-and-incentives) — What corporate, occupancy, and property taxes apply? - [Neighborhoods overview](/cities/singapore/topics/neighborhoods-overview) — Which Class A submarkets exist and how do they compare? - [Notable buildings](/cities/singapore/topics/notable-buildings) — Which trophy assets define the market? - [Class A vs Class B](/cities/singapore/topics/class-a-vs-class-b) — What is the spread between Class A and Class B and why? - [Leasing conventions](/cities/singapore/topics/leasing-conventions) — What lease structures, terms, and concessions are normal? - [Expansion checklist](/cities/singapore/topics/expansion-checklist) — What is the operational checklist for opening here? - [Relocation guide](/cities/singapore/topics/relocation-guide) — How do you move into this market from another city? - [Frequently asked questions](/cities/singapore/topics/faq) — Quick answers to the questions occupiers ask most. - [Operating expenses](/cities/singapore/topics/operating-expenses) — What service charges, OpEx, and pass-throughs apply on top of rent? - [Growth and availability](/cities/singapore/topics/growth-and-availability) — How tight is current availability and what does the pipeline look like? - [Sustainability pathways](/cities/singapore/topics/sustainability-pathways) — How do tenants land net-zero or science-based-target leases here? - [Hybrid work policy](/cities/singapore/topics/hybrid-work-policy) — How are hybrid policies shaping office demand here? - [Security and redundancy](/cities/singapore/topics/security-and-redundancy) — What security, power, and connectivity redundancy are standard? - [Lab and R&D space](/cities/singapore/topics/lab-and-r-and-d) — What does R&D-grade or wet-lab space look like in this market? - [Brand experience](/cities/singapore/topics/brand-experience) — How do trophy buildings function as brand experiences and showpieces? - [Fund strategy and flag](/cities/singapore/topics/fund-strategy-and-flag) — Which submarkets carry the strongest investor flag for funds? - [Exit and renewal](/cities/singapore/topics/exit-and-renewal) — How do you handle a Class A renewal or exit cleanly here? - [Market cycle position](/cities/singapore/topics/market-cycle-position) — Where is this Class A market in its cycle right now? ## Singapore — frequently compared - [**Singapore vs Bangalore**](/compare/bangalore-vs-singapore) — APAC HQ shortlist: Bangalore vs Singapore. - [**Singapore vs Hong Kong**](/compare/hong-kong-vs-singapore) — APAC HQ shortlist: Hong Kong vs Singapore. - [**Singapore vs Melbourne**](/compare/melbourne-vs-singapore) — APAC HQ shortlist: Melbourne vs Singapore. - [**Singapore vs Mumbai**](/compare/mumbai-vs-singapore) — APAC HQ shortlist: Mumbai vs Singapore. - [**Singapore vs Seoul**](/compare/seoul-vs-singapore) — APAC HQ shortlist: Seoul vs Singapore. - [**Singapore vs Shanghai**](/compare/shanghai-vs-singapore) — APAC HQ shortlist: Shanghai vs Singapore. ## Frequently asked questions ****How does Singapore lease length compare to other Asian markets?**** : Shorter than Tokyo (typically 5-7 years) and shorter than Hong Kong's pre-pandemic norm of 6 years. Shorter terms reflect post-2020 tenant flexibility demands. ****What is BCA Green Mark and is it equivalent to LEED?**** : BCA Green Mark is Singapore's mandatory green-building rating. Platinum, Gold-Plus, and Gold tiers exist. It is broadly comparable to LEED Gold/Platinum but tuned to Singapore's tropical climate. ****Can foreign companies own office floors in Singapore?**** : Yes — strata-titled office floors are common in Marina Bay and the CBD. Foreign ownership of strata office is permitted with no special approvals. ****How significant is reinstatement?**** : Significant — landlords typically require reinstatement to bare-shell condition unless negotiated otherwise. Provision SGD 30-60/sqft on a high-end fit-out. ## Editorial provenance Reviewed by [**Kenji Watanabe**](/about/authors/kenji-watanabe) — APAC contributing editor. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards). ### Primary sources for this page - [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE - [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL - [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield - [Savills World Research](https://www.savills.com/research_articles/) — Savills - [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers [Full sources index](/about/sources) · [Submit a correction](/about/corrections) ## Related topics - [**Class A Lease Negotiation**](/topics/class-a-lease-negotiation) — How to negotiate a Class A office lease — the playbook from LOI to signed deal. - [**Hybrid Workplace Strategy**](/topics/hybrid-workplace-strategy) — How to size, structure, and lease a Class A office for a hybrid workforce. - [**ESG / LEED for Tenants**](/topics/esg-leed-tenants) — How tenants evaluate, negotiate, and report on ESG performance in a Class A office lease. - [**Cross-border Expansion**](/topics/cross-border-expansion) — How to run a coordinated Class A office search across multiple geographies. - [**Fit-out Capex**](/topics/fit-out-capex) — How to budget, sequence, and govern Class A office fit-out capex. - [**Lease vs Flex**](/topics/lease-vs-flex) — When premium flex (coworking, managed office) beats a conventional Class A lease — and vice versa. --- Citation: Source: Class A Atlas (https://classa.info/cities/singapore), updated 2026-04-15T00:00:00.000Z.