CommercialCOMMERCIALConservation999-year leaseholdDistrict 8 · Kallang

223,223-1 Syed Alwi Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2005

Quick Summary

223,223-1 Syed Alwi Road is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL under the URA Master Plan. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Feb 2005. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 223,223-1 Syed Alwi Road.

Ask PropKaki

What are the key facts about 223,223-1 Syed Alwi Road?

Key takeaway223,223-1 Syed Alwi Road is a commercial building in District 8 · Kallang, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: 999-year leasehold
District / Area: District 8 · Kallang
Address: 223,223-1 Syed Alwi Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 3

About 223,223-1 Syed Alwi Road

223,223-1 Syed Alwi Road is a commercial property in Kallang (District 08). It is located along Syed Alwi Road, Singapore 207782.

Under the URA Master Plan it sits on land zoned commercial. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is 999-year leasehold, with about 893 years remaining on the lease.

1 transaction has been recorded here, at a median of S$219 psf. The most recent was in February 2005.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Jalan Besar MRT, 425 m away (about a 7-minute walk). The closest bus stop (Aft King George's Ave) is 122 m away (about a 2-minute walk).

What is 223,223-1 Syed Alwi Road zoned as?

Key takeaway223,223-1 Syed Alwi Road sits on land zoned COMMERCIAL, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Conservation area: Little India
Conserved building: Yes

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 223,223-1 Syed Alwi Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Feb 2005 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2005	Shop House	S$700k	3,202 sqft	$219

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 223,223-1 Syed Alwi Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 8 retail, retail space rented at a median of $8.25 psf a month in 2026Q3, with the middle half of leases between $6.30 and $9.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 8 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 223,223-1 Syed Alwi Road

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 223,223-1 Syed Alwi Road?

Key takeawayURA has approved 4 changes of use at 223,223-1 Syed Alwi Road since 2000, most recently in 2020. 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.

F&B and nightlife here

No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area).

Per URA's Use of Buildings in Conservation Areas. A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

16 Jun 2021Renewed
Continued use as restaurant
Continue use of the 2nd storey of the 2-storey conserved shophouse as restaurant at 216-1 syed alwi road on lot 99188p ts17 (little india conservation area)
16 Jun 2020Approved
Change of use: office → restaurant
Proposed change of use of the 2nd storey of the 2-storey conserved shophouse from office to restaurant at 216-1 syed alwi road on lot 99188p ts17 (little india conservation area)
5 Feb 2018Approved
Change of use to cafe
Continue of use of the 1st storey of the 2-storey conserved shophouse as cafe at 200-1 syed alwi road on lots 00017n pt ts17 (little india conservation area)
21 Jul 2016Approved
Change of use to cafe
Continue use of the 1st storey of a 2-storey conserved building as cafe at 200-1 syed alwi road on lots 00017n pt ts17
4 May 2015Approved
Change of use: shop → cafe
Proposed change of use for the 1st storey level from shop to cafe at 200-1 syed alwi road on lots 00017n pt ts17
4 Feb 2009Approved
Additions & alterations
Proposed amendment to the approved conservation and additions & alterations to the existing 2-storey buildings
7 Mar 2008Approved
Additions & alterations
Proposed conservation and additions & alterations to the existing 2-storey buildings
6 Mar 2003RefusedFloor 1
Additions & alterations
Proposed retention of additions and alterations works to existing mezzanine level at unit #01-XX of the existing 6 storey factory

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 223,223-1 Syed Alwi Road?

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

Indicative area yield — District 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

An INDICATIVE AREA yield for District 8 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 8 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$67.76	$96.11	$143.21
Level 1 · 30 & Below	$76.14	$92.59	$171.04
B1 & Below · 30 & Below	$90.68	$93.21	$137.37
Level 2 & 3 · >30 - 100	$46.15	$61.63	$86.96
Level 1 · >30 - 100	$73.94	$90.91	$97.19
B1 & Below · >30 - 100	$82.17	$88.77	$163.62
Level 1 · >100 - 300	$59.57	$69.55	$95.87
Level 2 & 3 · >100 - 300	$43.92	$47.03	$64.17

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 223,223-1 Syed Alwi Road?

Key takeawayThe nearest MRT/LRT is Jalan Besar MRT, about 425 m away — and 3 competing retail premisess operate nearby.

Getting around

Jalan Besar MRT425 m · ~7 min

Amenities nearby

Hotel · 21 mNew World Clinic & Surgery · 86 mPlace Of Worship · 106 mAft King George's Ave · 122 mEducational Institution · 256 mJalan Besar Community Club · 373 mJalan Besar MRT Exit B · 413 mRowell Rd Os · 429 mRaffles Hospital · 682 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Sheng Siong Supermarket Pte Ltd · 91 mBerseh Food Centre · 182 mCity Square Mall · 512 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 223,223-1 Syed Alwi Road

Key takeawayThe nearest station is Jalan Besar (DT22), 413 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 57 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 58% of retail buildings

nearest MRT/LRT Jalan Besar (DT22) 413 m, about 21,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 7, about 19,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 31,000 residents within 1 km (June 2026); 4 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

Jalan Besar (DT22)413 m · about 21,000 weekday taps
Lavender (EW11)461 m · about 39,000 weekday taps
Farrer Park (NE8)584 m · about 57,000 weekday taps
Rochor (DT13)689 m · about 22,000 weekday taps
Bugis (EW12 / DT14)729 m · about 109,000 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 223,223-1 Syed Alwi Road. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Syed Alwi Rd(Jln Besar - Rochor Canal Rd) (URA)34 m
S$0.60 per half-hour at midday on a weekday · 43 car lots
Townshend Rd (URA)54 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Blk 1/2 Maude Road (HDB)82 m
S$0.60 per half-hour at midday on a weekday
Maude Rd (URA)92 m
S$0.60 per half-hour at midday on a weekday · 31 car lots
Jalan Berseh Area (URA)96 m
season S$100/month

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.

Public car parks only, by straight-line distance, with the operator's published rates. 223,223-1 Syed Alwi Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 223,223-1 Syed Alwi Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 223,223-1 Syed Alwi Road as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Construction
1
Professional, scientific and technical services
1

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 223,223-1 Syed Alwi Road

Where is 223,223-1 Syed Alwi Road?⌄

223,223-1 Syed Alwi Road is at 223,223-1 Syed Alwi Road, Singapore 207782, in the Kallang planning area.

What is 223,223-1 Syed Alwi Road zoned as?⌄

223,223-1 Syed Alwi Road sits on land zoned commercial under the URA Master Plan.

What is the tenure of 223,223-1 Syed Alwi Road?⌄

223,223-1 Syed Alwi Road is 999-year leasehold. About 893 years remain on the lease.

Is 223,223-1 Syed Alwi Road a conserved property?⌄

Yes. 223,223-1 Syed Alwi Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 223,223-1 Syed Alwi Road sold for?⌄

Across 1 recorded transaction, the median price is S$219 psf. The latest was in February 2005.

What is the nearest MRT station to 223,223-1 Syed Alwi Road?⌄

Jalan Besar MRT is the closest, 425 m away (about a 7-minute walk).

How many businesses are registered at 223,223-1 Syed Alwi Road?⌄

3 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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Year of completion is not on record for this building. Building age cannot be stated.

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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

F&B / nightlife: per URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 PropKaki's submarket map, URA planning decisions, URA's rules for conservation areas, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.