28,28a,28b Liang Seah Street
28,28a,28b Liang Seah Street is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.2. It is 999-year leasehold. 3 transactions are on record since 1995, most recently in May 2016. ACRA records 1 live company registration at this address.
What are the key facts about 28,28a,28b Liang Seah Street?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Tenure
- 999-year leasehold
- District / Area
- District 7 · Downtown Core
- Address
- 28,28a,28b Liang Seah Street
- Land area
- —
- Transactions on record
- 3 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 28,28a,28b Liang Seah Street
28,28A,28B Liang Seah Street is a commercial property in Downtown Core (District 07). It is located along Liang Seah Street, Singapore 189049.
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.
The site is 999-year leasehold, with about 800 years remaining on the lease.
3 transactions have been recorded here, at a median of S$2,585 psf. The most recent was in May 2016.
1 business is currently registered at this address with ACRA.
The nearest MRT is Bugis MRT, 249 m away (about a 4-minute walk). The closest bus stop (Bugis Cube) is 95 m away (about a 2-minute walk).
What is 28,28a,28b Liang Seah Street zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Conservation area
- Beach Road
- Conserved building
- Yes
- Urban design area
- Udga
- Central Area
- Yes
What has 28,28a,28b Liang Seah Street sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| May 2016 | Shop House | S$7.00M | 1,095 sqft | $6,394 |
| Feb 1999 | Shop House | S$2.83M | 1,095 sqft | $2,585 |
| Aug 1995 | Shop House | S$2.10M | 1,095 sqft | $1,918 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Liang Seah Street price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 28,28a,28b Liang Seah Street?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $65.63 | $77.77 | $101.79 |
| B1 & Below · 30 & Below | $58.19 | $114.29 | $345.38 |
| Level 4 & Above · 30 & Below | $85.23 | $111.50 | $131.58 |
| Level 1 · 30 & Below | $86.33 | $95.24 | $110.00 |
| Level 4 & Above · >30 - 100 | $59.29 | $108.48 | $136.75 |
| Level 1 · >30 - 100 | $93.54 | $118.89 | $225.20 |
| Level 2 & 3 · >30 - 100 | $65.50 | $89.70 | $119.75 |
| B1 & Below · >30 - 100 | $69.36 | $86.33 | $409.96 |
Office rents — Central Area ($ psm/month, 2026Q2)
| Building class · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Category 1 · 100 & Below | $91.40 | $96.39 | $119.48 |
| Category 2 · 100 & Below | $57.98 | $71.59 | $86.82 |
| Category 1 · >100 - 200 | $113.24 | $120.54 | $144.36 |
| Category 2 · >100 - 200 | $59.40 | $77.88 | $96.88 |
| Category 2 · >200 - 500 | $69.97 | $89.34 | $97.94 |
| Category 1 · >200 - 500 | $112.64 | $129.70 | $148.82 |
| Category 1 · >500 - 1000 | $119.97 | $136.70 | $147.13 |
| Category 2 · >500 - 1000 | $55.42 | $82.91 | $92.66 |
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 28,28a,28b Liang Seah Street?
Getting around
- Bugis MRT249 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.
How many companies are registered at 28,28a,28b Liang Seah Street?
- Live registrations
- 1
- Registered last 3 years
- 0
- Most common type
- Local Company
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.
Frequently asked questions about 28,28a,28b Liang Seah Street
Where is 28,28A,28B Liang Seah Street?⌄
28,28A,28B Liang Seah Street is at 28,28A,28B Liang Seah Street, Singapore 189049, in the Downtown Core planning area.
What is 28,28A,28B Liang Seah Street zoned as?⌄
28,28A,28B Liang Seah Street sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.
What is the tenure of 28,28A,28B Liang Seah Street?⌄
28,28A,28B Liang Seah Street is 999-year leasehold. About 800 years remain on the lease.
Is 28,28A,28B Liang Seah Street a conserved property?⌄
Yes. 28,28A,28B Liang Seah Street falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 28,28A,28B Liang Seah Street sold for?⌄
Across 3 recorded transactions, the median price is S$2,585 psf. The latest was in May 2016.
What is the nearest MRT station to 28,28A,28B Liang Seah Street?⌄
Bugis MRT is the closest, 249 m away (about a 4-minute walk).
How many businesses are registered at 28,28A,28B Liang Seah Street?⌄
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 28,28a,28b Liang Seah Street.
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.