28,28a,28b Keong Saik Road
28,28a,28b Keong Saik Road is a commercial building in District 2 · Outram, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in May 2021. 1 unit is currently listed for rent. ACRA records 1 live company registration at this address.
What are the key facts about 28,28a,28b Keong Saik Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 2 · Outram
- Address
- 28,28a,28b Keong Saik Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 3 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Listed as
- Food & Beverage
- Transactions on record
- 1 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 1
About 28,28a,28b Keong Saik Road
28,28A,28B Keong Saik Road is a commercial property in Outram (District 02). It is located along Keong Saik Road, Singapore 089135.
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. It lies inside the Central Area.
The site is freehold.
1 transaction has been recorded here, at a median of S$10,915 psf. The most recent was in May 2021.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Maxwell MRT, 247 m away (about a 4-minute walk). The closest bus stop (Opp Blk 333) is 88 m away (about a 1-minute walk).
What is 28,28a,28b Keong Saik Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Chinatown (Bukit Pasoh)
- Conserved building
- Yes
- Urban design area
- Udga
- Central Area
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 28,28a,28b Keong Saik Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| May 2021 | Shop House | S$13.50M | 1,237 sqft | $10,915 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 28,28a,28b Keong Saik Road rent for?
Retail space — District 2 retail
Region band · 2026Q3S$ 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 2 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 28,28a,28b Keong Saik 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 28,28a,28b Keong Saik 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.
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 28,28a,28b Keong Saik Road?
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.
- 17 Feb 2023RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as restaurant (chinatown (bukit pasoh) conservation area)
- 13 Apr 2022RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as restaurant (chinatown (bukit pasoh) conservation area)
- 22 Mar 2021RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as restaurant (chinatown (bukit pasoh) conservation area)
- 2 Mar 2020RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as restaurant (chinatown (bukit pasoh) conservation area)
- 22 Feb 2019RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as restaurant (chinatown (bukit pasoh) conservation area)
- 13 Mar 2018ApprovedChange of use to shop
Change of use at the 2nd storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road to shop (hair salon) (chinatown (bukit pasoh) conservation area)
- 2 Mar 2018RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as restaurant (chinatown (bukit pasoh) conservation area)
- 30 Mar 2017RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as restaurant (chinatown (bukit pasoh) conservation area)
- 12 Mar 2015ApprovedChange of use to restaurant
Change of use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road to restaurant (chinatown (bukit pasoh) conservation area)
- 22 Nov 2012RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as karaoke lounge (chinatown (bukit pasoh) conservation area)
- 13 Jul 2011RenewedContinued use as ktv pub
Continued use of the 1st storey unit of the 3-storey building ts05 on lot 99285p at 28 keong saik road as ktv pub (chinatown (bukit pasoh) conservation area)
- 11 Aug 2010RenewedContinued use as ktv pub
Continued use of the 1st storey of the 3-storey building at 28 keong saik road as ktv pub
3 earlier change-of-use and A&A decisions are on record since 2000.
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$54.50 per unit).
How does Keong Saik Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 28,28a,28b Keong Saik Road?
Indicative area yield — District 2 retail
An INDICATIVE AREA yield for District 2 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 2 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $92.88 | $96.94 | $102.26 |
| Level 1 · 30 & Below | $110.68 | $117.65 | $134.18 |
| Level 1 · >30 - 100 | $80.88 | $88.43 | $172.22 |
| Level 2 & 3 · >30 - 100 | $86.12 | $91.49 | $91.50 |
| B1 & Below · >30 - 100 | $247.81 | $267.74 | $283.87 |
| Level 4 & Above · >30 - 100 | $80.14 | $84.93 | $88.40 |
| Level 2 & 3 · >100 - 300 | $82.62 | $95.80 | $112.75 |
| Level 1 · >100 - 300 | $28.40 | $52.68 | $96.53 |
Office rents — Central Area ($ 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 28,28a,28b Keong Saik Road right now?
For rent (1)
- Keong Saik RoadS$17k/mo · 1,270 sqft
What is near 28,28a,28b Keong Saik Road?
Getting around
- Maxwell MRT247 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 28,28a,28b Keong Saik Road
nearest MRT/LRT Maxwell (TE18) 136 m, about 23,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 14, about 25,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 26,000 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
- Maxwell (TE18)136 m · about 23,000 weekday taps
- Outram Park (EW16 / NE3 / TE17)144 m · about 78,000 weekday taps
- Chinatown (NE4 / DT19)457 m · about 97,000 weekday taps
- Tanjong Pagar (EW15)547 m · about 85,000 weekday taps
- Telok Ayer (DT18)704 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 28,28a,28b Keong Saik Road. Transfers between lines don't tap, so interchanges read low.
Bus
14 bus stops within 400 m, with about 25,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Backlane (Jiak Chuan R D - Teck Lim Rd) (URA)15 m
- Keong Saik Rd (URA)20 mS$1.20 per half-hour at midday on a weekday · 68 car lots
- Teck Lim Rd (URA)24 mS$1.20 per half-hour at midday on a weekday · 14 car lots
- Jiak Chuan Rd (URA)42 mS$1.20 per half-hour at midday on a weekday · 12 car lots
- Backlane (Keong Saik R D - Neil Rd) (URA)68 m
Nearest URA season parking: Blair Road-Everton Roa D Area, 668 m away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. 28,28a,28b Keong Saik Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 28,28a,28b Keong Saik Road?
- Education1
- Transportation and storage0
- Accommodation and food services0
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 28,28a,28b Keong Saik Road
Where is 28,28A,28B Keong Saik Road?⌄
28,28A,28B Keong Saik Road is at 28,28A,28B Keong Saik Road, Singapore 089135, in the Outram planning area.
What is 28,28A,28B Keong Saik Road zoned as?⌄
28,28A,28B Keong Saik Road sits on land zoned commercial under the URA Master Plan.
What is the tenure of 28,28A,28B Keong Saik Road?⌄
28,28A,28B Keong Saik Road is freehold.
Is 28,28A,28B Keong Saik Road a conserved property?⌄
Yes. 28,28A,28B Keong Saik Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 28,28A,28B Keong Saik Road sold for?⌄
Across 1 recorded transaction, the median price is S$10,915 psf. The latest was in May 2021.
What is the nearest MRT station to 28,28A,28B Keong Saik Road?⌄
Maxwell MRT is the closest, 247 m away (about a 4-minute walk).
How many businesses are registered at 28,28A,28B Keong Saik Road?⌄
2 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.
The facts are here — now get the verdict on 28,28a,28b Keong Saik 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.