25-33,25a-33a,33b Mackenzie Road
25-33,25a-33a,33b 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. 1 transaction is on record since 1995, most recently in Jun 2002. 4 units are currently listed for sale or rent. ACRA records 1 live company registration at this address.
What are the key facts about 25-33,25a-33a,33b Mackenzie Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Tenure
- Not on record
- District / Area
- District 9 · Rochor
- Address
- 25-33,25a-33a,33b Mackenzie Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Listed as
- Food & Beverage, Shop / Shophouse
- Transactions on record
- 1 (records start 1995)
- Live listings
- 4
- ACRA registrations
- 1
About 25-33,25a-33a,33b Mackenzie Road
25-33,25A-33A,33B Mackenzie Road is a commercial property in Rochor (District 09). It is located along Mackenzie Road, Singapore 228681.
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.
1 transaction has been recorded here, at a median of S$834 psf. The most recent was in June 2002.
1 business is currently registered at this address with ACRA.
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 25-33,25a-33a,33b Mackenzie Road zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Conservation area
- Mount Sophia
- Conserved building
- Yes
- Urban design area
- Udga
- Central Area
- Yes
What has 25-33,25a-33a,33b Mackenzie Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jun 2002 | Shop House | S$4.64M | 5,563 sqft | $834 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 25-33,25a-33a,33b Mackenzie Road rent for?
Office space on Mackenzie Road
Street level · 2022Q4S$ per sq ft per month (median only published)
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 · 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 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 25-33,25a-33a,33b Mackenzie 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.
How fast units move at 25-33,25a-33a,33b Mackenzie Road
Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.
What's been approved at 25-33,25a-33a,33b Mackenzie Road?
- 17 Oct 2007ApprovedAdditions & 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 2006ApprovedAdditions & 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 2006ApprovedAdditions & 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),
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$54.50 per unit).
What do commercial rents run near 25-33,25a-33a,33b Mackenzie Road?
Indicative area yield — District 9 retail
An INDICATIVE AREA yield for District 9 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 9 ($ 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 available at 25-33,25a-33a,33b Mackenzie Road right now?
For sale (1)
- Mackenzie RegencyS$13k · 1,120 sqft
For rent (3)
- Mackenzie RegencyS$14k/mo · 1,120 sqft
- Restaurant space at Mackenzie Road for rent16 agentsS$13k/mo · 1,120 sqft
- Prime location Concept Restaurant I Cafe in city centre2 agentsS$12k/mo · 1,120 sqft
What is near 25-33,25a-33a,33b Mackenzie Road?
Getting around
- Little India MRT278 m · ~4 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 25-33,25a-33a,33b Mackenzie Road
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 25-33,25a-33a,33b 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 mS$1.20 per half-hour at midday on a weekday · 2 car lots
- Mackenzie Rd A Off St (URA)57 mS$0.60 per half-hour at midday on a weekday · 109 car lots
- Niven Rd (URA)127 mS$1.20 per half-hour at midday on a weekday · 15 car lots
- Mayne Rd (URA)145 mS$0.60 per half-hour at midday on a weekday · 3 car lots
- Blk 10 Selegie Road Car Park (HDB)192 mS$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. 25-33,25a-33a,33b Mackenzie Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 25-33,25a-33a,33b Mackenzie Road?
- Accommodation and food services1
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 25-33,25a-33a,33b Mackenzie Road
Where is 25-33,25A-33A,33B Mackenzie Road?⌄
25-33,25A-33A,33B Mackenzie Road is at 25-33,25A-33A,33B Mackenzie Road, Singapore 228681, in the Rochor planning area.
What is 25-33,25A-33A,33B Mackenzie Road zoned as?⌄
25-33,25A-33A,33B Mackenzie Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.
Is 25-33,25A-33A,33B Mackenzie Road a conserved property?⌄
Yes. 25-33,25A-33A,33B Mackenzie Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 25-33,25A-33A,33B Mackenzie Road sold for?⌄
Across 1 recorded transaction, the median price is S$834 psf. The latest was in June 2002.
What is the nearest MRT station to 25-33,25A-33A,33B Mackenzie Road?⌄
Little India MRT is the closest, 278 m away (about a 4-minute walk).
How many businesses are registered at 25-33,25A-33A,33B Mackenzie 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 25-33,25a-33a,33b Mackenzie 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.