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
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- 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 | $2,831 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 12 Upper Circular Road rent for?
Retail space on Upper Circular Road
Street level · 2026Q2S$ per sq ft per month · median +19.4% on a year earlier
URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Office space on Upper Circular Road
Street level · 2026Q3S$ per sq ft per month
URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Retail space — District 1 retail
Region band · 2026Q3S$ 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 1 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 12 Upper Circular Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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 12 Upper Circular Road?
- 15 Jul 2025ApprovedAdditions & alterations
Proposed amendment to approved additions and alterations to the existing 3-storey conservation shophouse involving new erection of a 6-storey rear extension for office and restaurant use on lot 99731k ts 07 at 12 upper circular road (singapore river planning area)
- 10 Feb 2025ApprovedAdditions & alterations
Proposed additions and alterations to the existing 3-storey conservation shophouse involving new erection of a 6-storey rear extension for office and restaurant use on lot 99731k ts 07 at 12 upper circular road (singapore river 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$54.50 per unit).
What do commercial rents run near 12 Upper Circular Road?
Indicative area yield — District 1 retail
An INDICATIVE AREA yield for District 1 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 1 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $82.69 | $99.35 | $120.39 |
| Level 1 · 30 & Below | $172.73 | $245.52 | $332.57 |
| B1 & Below · 30 & Below | $87.33 | $172.91 | $321.72 |
| Level 2 & 3 · >30 - 100 | $77.43 | $95.09 | $183.52 |
| Level 1 · >30 - 100 | $106.77 | $168.33 | $217.05 |
| B1 & Below · >30 - 100 | $117.40 | $198.29 | $365.38 |
| Level 1 · >100 - 300 | $115.69 | $148.57 | $187.43 |
| B1 & Below · >100 - 300 | $148.73 | $233.33 | $396.56 |
Office rents — Central Area ($ 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 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.
Getting there and parking at 12 Upper Circular Road
nearest MRT/LRT Clarke Quay (NE5) 128 m, about 31,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 13, about 23,000 taps a weekday; Singapore River: 18,341 resident workers (Census 2020, by workplace); about 10,000 residents within 1 km (June 2026); 12 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
- Clarke Quay (NE5)128 m · about 31,000 weekday taps
- Raffles Place (EW14 / NS26)537 m · about 133,000 weekday taps
- Chinatown (NE4 / DT19)559 m · about 97,000 weekday taps
- Fort Canning (DT20)605 m · about 14,000 weekday taps
- Telok Ayer (DT18)655 m · about 37,000 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 12 Upper Circular Road. Transfers between lines don't tap, so interchanges read low.
Bus
13 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Upp Circular Rd (URA)26 mS$1.20 per half-hour at midday on a weekday · 22 car lots
- Carpenter St Off St (URA)33 mS$1.50 per half-hour at midday on a weekday · 69 car lots
- Backlane (Carpenter - Upp Circular Rd) (URA)40 m
- Carpenter St (URA)57 mS$1.20 per half-hour at midday on a weekday · 35 car lots
- Backlane (Hongkong St - Carpenter St) (URA)93 m
Nearest URA season parking: Mohd Sultan-River Vall Ey Road Area, 946 m away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. 12 Upper Circular Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 12 Upper Circular Road?
- Financial and insurance1
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. ACRA, as of 2026-09-16.
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.