28,29 Mohamed Sultan Road
28,29 Mohamed Sultan Road is a commercial building in District 9 · River Valley, on land zoned COMMERCIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in May 2007. 1 unit is currently listed for sale. ACRA records 3 live company registrations at this address.
What are the key facts about 28,29 Mohamed Sultan Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- 999-year leasehold
- District / Area
- District 9 · River Valley
- Address
- 28,29 Mohamed Sultan Road
- Land area
- —
- Transactions on record
- 2 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 3
About 28,29 Mohamed Sultan Road
28,29 Mohamed Sultan Road is a commercial property in River Valley (District 09). It is located along Mohamed Sultan Road, Singapore 238972.
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 999-year leasehold, with about 814 years remaining on the lease.
2 transactions have been recorded here, at a median of S$1,114 psf. The most recent was in May 2007.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Fort Canning MRT, 374 m away (about a 6-minute walk). The closest bus stop (Opp Mohd Sultan Rd) is 160 m away (about a 2-minute walk).
What is 28,29 Mohamed Sultan Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- River Valley
- Conserved building
- Yes
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 28,29 Mohamed Sultan Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| May 2007 | Shop House | S$12.38M | 9,680 sqft | $1,279 |
| Jul 2006 | Shop House | S$9.18M | 9,680 sqft | $948 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near 28,29 Mohamed Sultan Road?
Indicative area yield — District 9 retail
An INDICATIVE AREA yield for District 9 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 9 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $96.41 | $125.00 | $161.92 |
| Level 1 · 30 & Below | $116.17 | $145.26 | $294.10 |
| B1 & Below · 30 & Below | $211.72 | $338.73 | $498.21 |
| Level 4 & Above · 30 & Below | $90.90 | $124.33 | $165.55 |
| Level 1 · >30 - 100 | $110.23 | $143.26 | $166.55 |
| B1 & Below · >30 - 100 | $174.34 | $329.33 | $440.53 |
| Level 2 & 3 · >30 - 100 | $101.61 | $137.40 | $180.53 |
| Level 4 & Above · >30 - 100 | $100.04 | $115.15 | $145.94 |
Office rents — Central Area ($ 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 available at 28,29 Mohamed Sultan Road right now?
For sale (1)
- 28 Mohamed Sultan Road, 238972S$95.00M · 9,680 sqft
What is near 28,29 Mohamed Sultan Road?
Getting around
- Fort Canning MRT374 m · ~6 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 28,29 Mohamed Sultan Road?
- Live registrations
- 3
- Registered last 3 years
- 1
- 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 28,29 Mohamed Sultan Road
Where is 28,29 Mohamed Sultan Road?⌄
28,29 Mohamed Sultan Road is at 28,29 Mohamed Sultan Road, Singapore 238972, in the River Valley planning area.
What is 28,29 Mohamed Sultan Road zoned as?⌄
28,29 Mohamed Sultan Road sits on land zoned commercial under the URA Master Plan.
What is the tenure of 28,29 Mohamed Sultan Road?⌄
28,29 Mohamed Sultan Road is 999-year leasehold. About 814 years remain on the lease.
Is 28,29 Mohamed Sultan Road a conserved property?⌄
Yes. 28,29 Mohamed Sultan Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 28,29 Mohamed Sultan Road sold for?⌄
Across 2 recorded transactions, the median price is S$1,114 psf. The latest was in May 2007.
What is the nearest MRT station to 28,29 Mohamed Sultan Road?⌄
Fort Canning MRT is the closest, 374 m away (about a 6-minute walk).
How many businesses are registered at 28,29 Mohamed Sultan 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.
The facts are here — now get the verdict on 28,29 Mohamed Sultan 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.