CommercialCOMMERCIAL & RESIDENTIALConservationDistrict 9 · Rochor

23 Mackenzie Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2002

Quick Summary

23 Mackenzie Road is a commercial building in District 9 · Rochor, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.2. 2 transactions are on record since 1995, most recently in Jun 2002. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 23 Mackenzie Road.

Ask PropKaki

What are the key facts about 23 Mackenzie Road?

Key takeaway23 Mackenzie Road is a commercial building in District 9 · Rochor, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Tenure: Not on record
District / Area: District 9 · Rochor
Address: 23 Mackenzie Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About 23 Mackenzie Road

23 Mackenzie Road is a commercial property in Rochor (District 09). It is located along Mackenzie Road, Singapore 228680.

Under the URA Master Plan it sits on land zoned commercial & residential 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.

2 transactions have been recorded here, at a median of S$1,396 psf. The most recent was in June 2002.

The nearest MRT is Little India MRT, 278 m away (about a 4-minute walk). The closest bus stop (Little India Stn Exit A) is 162 m away (about a 2-minute walk).

What is 23 Mackenzie Road zoned as?

Key takeaway23 Mackenzie Road sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 4.2, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Conservation area: Mount Sophia
Conserved building: Yes
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has 23 Mackenzie Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jun 2002 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2002	Shop House	S$1.16M	774 sqft	$1,499
Apr 1996	Shop House	S$1.00M	774 sqft	$1,292

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 23 Mackenzie Road rent for?

Key takeawayNo rent is published for 23 Mackenzie Road itself. On its street, Mackenzie Road, office space rented at a median of $5.57 psf a month in 2022Q4. That is not this building's own rent, and never a quote for a particular unit.

Office space on Mackenzie Road

Street level · 2022Q4

25th pct

—

— psm

Median

$5.57

$60.00 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q2 · $48.00 psm2022Q4 · $60.00 psm median

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 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 23 Mackenzie 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 23 Mackenzie Road?

Key takeawayURA has approved 1 change of use at 23 Mackenzie Road since 2000, most recently in 2000. 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.

17 Oct 2007Approved
Additions & alterations
Prop regularisation of gfa & amendment to appd conservation and a & a of existing 2-sty & 3-sty bldg comprising of shops and residential with 11-sty rear extn comprising of residential apartments & offices at 4th � 11th sty
15 Dec 2006Approved
Additions & alterations
Ext of wp to appd conservation and a/a of existing 2-sty & 3-sty bldg comprising of shops and residential with 11-sty rear extn comprising of residential apartments & offices at 4th-11th sty
11 May 2006Approved
Additions & alterations
Prop amendment to the appd conservation and a & a of extg 2-sty & 3-sty bldg comprising of shops and residential with 11-sty rear extn comprising of residential apartments (15 units) & offices at 4th-11th sty (99516x), (99517l), (99518c), (99520l),
27 Jun 2000Approved
Change of use to market
Retention of use of the 1st storey premises as market

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 23 Mackenzie 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 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 23 Mackenzie Road?

Key takeawayThe nearest MRT/LRT is Little India MRT, about 278 m away — and 3 competing retail premisess operate nearby.

Getting around

Little India MRT278 m · ~4 min

Amenities nearby

Hotel · 27 mLittle India MRT Exit A · 106 mPlace Of Worship · 153 mLittle India Stn Exit A · 162 mCare Family Clinic · 190 mMount Emily Pk · 210 mEducational Institution · 263 mKK Women's and Children's Hospital · 713 mPek Kio Community Centre · 958 m

Competing premises nearby

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

Tekka Market · 210 mSheng Siong Supermarket Pte Ltd · 224 mThe Cathay · 633 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 23 Mackenzie Road

Key takeawayThe nearest station is Little India (NE7 / DT12), 106 m away — a busy station, with about 55,000 taps in and out on an average weekday. 34 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 87% of retail buildings

nearest MRT/LRT Little India (NE7/DT12) 106 m, about 55,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 6, about 29,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 20,000 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

Little India (NE7 / DT12)106 m · about 55,000 weekday taps
Rochor (DT13)351 m · about 22,000 weekday taps
Bencoolen (DT21)626 m · about 20,000 weekday taps
Jalan Besar (DT22)647 m · about 21,000 weekday taps
Dhoby Ghaut (NS24 / NE6 / CC1)690 m · about 64,000 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 23 Mackenzie Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Mount Emily Rd (URA)50 m
S$1.20 per half-hour at midday on a weekday · 2 car lots
Mackenzie Rd A Off St (URA)57 m
S$0.60 per half-hour at midday on a weekday · 109 car lots
Niven Rd (URA)127 m
S$1.20 per half-hour at midday on a weekday · 15 car lots
Mayne Rd (URA)145 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Blk 10 Selegie Road Car Park (HDB)192 m
S$1.20 per half-hour at midday on a weekday · gantry 4.5 m

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. 23 Mackenzie Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 23 Mackenzie Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 23 Mackenzie Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food 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. ACRA, as of 2026-09-16.

Frequently asked questions about 23 Mackenzie Road

Where is 23 Mackenzie Road?⌄

23 Mackenzie Road is at 23 Mackenzie Road, Singapore 228680, in the Rochor planning area.

What is 23 Mackenzie Road zoned as?⌄

23 Mackenzie Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.

Is 23 Mackenzie Road a conserved property?⌄

Yes. 23 Mackenzie Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 23 Mackenzie Road sold for?⌄

Across 2 recorded transactions, the median price is S$1,396 psf. The latest was in June 2002.

What is the nearest MRT station to 23 Mackenzie Road?⌄

Little India MRT is the closest, 278 m away (about a 4-minute walk).

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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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.