12 Upper Circular Road
12 Upper Circular Road is a commercial building in District 1 · Singapore River, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 14 years remaining. 1 transaction is on record since 1995, most recently in Nov 2012. ACRA records 1 live company registration at this address.
What are the key facts about 12 Upper Circular Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Tenure
- Leasehold
- District / Area
- District 1 · Singapore River
- Address
- 12 Upper Circular Road
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 12 Upper Circular Road
12 Upper Circular Road is a commercial property in Singapore River (District 01). It is located along Upper Circular Road, Singapore 058410.
Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.2. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.
The site is leasehold, with about 14 years remaining on the lease.
1 transaction has been recorded here, at a median of S$2,831 psf. The most recent was in November 2012.
1 business is currently registered at this address with ACRA.
The nearest MRT is Clarke Quay MRT, 172 m away (about a 3-minute walk). The closest bus stop (Opp Clarke Quay Stn) is 73 m away (about a 1-minute walk).
What is 12 Upper Circular Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Conservation area
- Upper Circular Road
- Conserved building
- Yes
- Urban design area
- Udga
- Central Area
- Yes
What has 12 Upper Circular Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Nov 2012 | Shop House | S$5.00M | 1,766 sqft | $2,831 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near 12 Upper Circular Road?
Indicative area yield — District 1 retail
An INDICATIVE AREA yield for District 1 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 1 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $86.02 | $123.08 | $167.78 |
| B1 & Below · 30 & Below | $69.95 | $306.07 | $392.13 |
| Level 1 · 30 & Below | $142.92 | $214.69 | $372.85 |
| Level 1 · >30 - 100 | $117.46 | $187.50 | $219.19 |
| B1 & Below · >30 - 100 | $116.28 | $142.89 | $228.69 |
| Level 4 & Above · >30 - 100 | $71.98 | $75.86 | $192.95 |
| Level 2 & 3 · >30 - 100 | $73.23 | $95.24 | $167.06 |
| Level 2 & 3 · >100 - 300 | $83.43 | $129.13 | $158.54 |
Office rents — Central Area ($ psm/month, 2026Q2)
| Building class · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Category 1 · 100 & Below | $91.40 | $96.39 | $119.48 |
| Category 2 · 100 & Below | $57.98 | $71.59 | $86.82 |
| Category 1 · >100 - 200 | $113.24 | $120.54 | $144.36 |
| Category 2 · >100 - 200 | $59.40 | $77.88 | $96.88 |
| Category 2 · >200 - 500 | $69.97 | $89.34 | $97.94 |
| Category 1 · >200 - 500 | $112.64 | $129.70 | $148.82 |
| Category 1 · >500 - 1000 | $119.97 | $136.70 | $147.13 |
| Category 2 · >500 - 1000 | $55.42 | $82.91 | $92.66 |
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 12 Upper Circular Road?
Getting around
- Clarke Quay MRT173 m · ~3 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 12 Upper Circular Road?
- Live registrations
- 1
- Registered last 3 years
- 0
- Most common type
- Local Company
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.
Frequently asked questions about 12 Upper Circular Road
Where is 12 Upper Circular Road?⌄
12 Upper Circular Road is at 12 Upper Circular Road, Singapore 058410, in the Singapore River planning area.
What is 12 Upper Circular Road zoned as?⌄
12 Upper Circular Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.
What is the tenure of 12 Upper Circular Road?⌄
12 Upper Circular Road is leasehold. About 14 years remain on the lease.
Is 12 Upper Circular Road a conserved property?⌄
Yes. 12 Upper Circular Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 12 Upper Circular Road sold for?⌄
Across 1 recorded transaction, the median price is S$2,831 psf. The latest was in November 2012.
What is the nearest MRT station to 12 Upper Circular Road?⌄
Clarke Quay MRT is the closest, 172 m away (about a 3-minute walk).
How many businesses are registered at 12 Upper Circular Road?⌄
1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.
The facts are here — now get the verdict on 12 Upper Circular Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.