CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 3 · Outram

11 York Hill

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

11 York Hill is a commercial building in District 3 · Outram, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.1. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 11 York Hill.

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What are the key facts about 11 York Hill?

Key takeaway11 York Hill is a commercial building in District 3 · Outram, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.1
Tenure: Not on record
District / Area: District 3 · Outram
Address: —
Land area: 14,886 sqm
Completed: 1969 (HDB Property Information)
Storeys: 12 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 2

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 11 York Hill

11 York Hill is a commercial building in Outram (District 03). It is located along York Hill, Singapore 162011.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.1. It lies inside the Central Area.

It occupies roughly 14,886 sqm of land with about 35,784 sqm of gross floor area.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Havelock MRT, 513 m away (about a 8-minute walk). The closest bus stop (The Landmark Condo) is 157 m away (about a 2-minute walk). Robertson Walk is 649 m away (about a 10-minute walk).

What is 11 York Hill zoned as?

Key takeaway11 York Hill sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.1, inside the Central Area.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.1
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What does space at 11 York Hill rent for?

Key takeawayNo street- or building-level rent is published here. Across District 3 retail, retail space rented at a median of $10.49 psf a month in 2026Q3, with the middle half of leases between $7.49 and $14.10. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 11 York Hill

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% 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.

What's been approved at 11 York Hill?

Key takeawayURA's planning decisions at 11 York Hill since 2000 are below. 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.

27 May 2015Agency works
Additions & alterations
Proposed conversion of void deck space to family service centre at 1st storey of blk 11 york hill at lot 00566v (pt) ts 22 (outram 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).

What do commercial rents run near 11 York Hill?

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

Indicative area yield — District 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 near 11 York Hill?

Key takeawayThe nearest MRT/LRT is Havelock MRT, about 513 m away.

Getting around

Havelock MRT513 m · ~8 min

Amenities nearby

Educational Institution · 65 mHotel · 77 mThe Landmark Condo · 157 mPlace Of Worship · 230 mBlk 1 Jalan Kukoh · 237 mManhattan Medical Centre · 314 mPearl'S Hill City Pk · 316 mSheng Siong Supermarket Pte Ltd · 395 mHavelock MRT Exit 1 · 470 mSingapore General Hospital · 589 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 11 York Hill

Key takeawayThe nearest station is Havelock (TE16), 470 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 48% of retail buildings

nearest MRT/LRT Havelock (TE16) 470 m, about 16,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 7, about 6,906 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 36,000 residents within 1 km (June 2026); 5 other malls within 1 km. Ranked against 12,856 retail 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, and competing malls), not a count of people.

Stations within 1 km

Havelock (TE16)470 m · about 16,000 weekday taps
Outram Park (EW16 / NE3 / TE17)550 m · about 78,000 weekday taps
Chinatown (NE4 / DT19)605 m · about 97,000 weekday taps
Great World (TE15)815 m · about 21,000 weekday taps
Clarke Quay (NE5)878 m · about 31,000 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 11 York Hill. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 6,906 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 11/12/13 York Hill Car Park (HDB)86 m
S$0.60 per half-hour at midday on a weekday · 64 car lots
Blk 8A Jalan Kukoh Mscp (HDB)104 m
S$0.60 per half-hour at midday on a weekday · gantry 1.98 m · 360 car lots
Blk 4/5/6 Jalan Minyak Car Park (HDB)122 m
S$0.60 per half-hour at midday on a weekday
Blk 1 Jalan Kukoh Car Park (HDB)205 m
S$0.60 per half-hour at midday on a weekday · 42 car lots
Outram Hill (URA)337 m
S$0.60 per half-hour at midday on a weekday · 11 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Mohd Sultan-River Vall Ey Road Area, 549 m away, S$80/month.

Public car parks only, by straight-line distance, with the operator's published rates. 11 York Hill's own car park, if it has one, and its charges are not in the open data.

Who's registered at 11 York Hill?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 11 York Hill as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Transportation and storage
2
Manufacturing
0
Construction
0
Professional, scientific and technical services
0

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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 11 York Hill

Where is 11 York Hill?⌄

11 York Hill is at York Hill, Singapore 162011, in the Outram planning area.

What is 11 York Hill zoned as?⌄

11 York Hill sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.1.

Have there been any recorded transactions at 11 York Hill?⌄

No caveats have been lodged for 11 York Hill in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 11 York Hill?⌄

Havelock MRT is the closest, 513 m away (about a 8-minute walk).

How many businesses are registered at 11 York Hill?⌄

9 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

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 HDB Property Information, PropKaki's submarket map, HDB car park information (data.gov.sg), 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.