CommercialCOMMERCIALConservationLeaseholdDistrict 2 · Outram

3,3a Neil Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 1999

Quick Summary

3,3a Neil Road is a commercial building in District 2 · Outram, on land zoned COMMERCIAL under the URA Master Plan. It is leasehold with roughly 62 years remaining. 1 transaction is on record since 1995, most recently in Nov 1999. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on 3,3a Neil Road.

Ask PropKaki

What are the key facts about 3,3a Neil Road?

Key takeaway3,3a Neil Road is a commercial building in District 2 · Outram, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Leasehold
District / Area: District 2 · Outram
Address: 3,3a Neil Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 9

About 3,3a Neil Road

3,3A Neil Road is a commercial property in Outram (District 02). It is located along Neil Road, Singapore 088805.

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 leasehold, with about 62 years remaining on the lease.

1 transaction has been recorded here, at a median of S$847 psf. The most recent was in November 1999.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Maxwell MRT, 45 m away (about a 1-minute walk). The closest bus stop (Opp Fairfield Meth Ch) is 45 m away (about a 1-minute walk).

What is 3,3a Neil Road zoned as?

Key takeaway3,3a Neil Road sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Conservation area: Chinatown (Tanjong Pagar)
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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 3,3a Neil Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Nov 1999 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 1999	Shop House	S$1.24M	1,463 sqft	$847

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 3,3a Neil Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 2 retail, retail space rented at a median of $8.70 psf a month in 2026Q3, with the middle half of leases between $7.84 and $9.99. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 2 retail

Region band · 2026Q3

25th pct

$7.84

$84.37 psm

Median

$8.70

$93.65 psm

75th pct

$9.99

$107.51 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 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 3,3a Neil 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 3,3a Neil Road?

Key takeawayURA has approved 7 changes of use at 3,3a Neil Road since 2000, most recently in 2023. 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.

F&B and nightlife here

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.

27 Jan 2026Renewed
Continued use as shop
Continued use at the 2nd storey units of the 3-storey buildings ts05 on lots 00686c & 00685l at 3 & 5 neil road as shop (beauty salon) (chinatown (tanjong pagar) conservation area)
6 Aug 2024Renewed
Continued use as restaurant
Continued use at the 1st storey unit of the 3-storey building ts05 on lot 00686c at 3 neil road as restaurant (chinatown (tanjong pagar) conservation area)
11 Aug 2023Approved
Change of use: fitness centre → restaurant
Change of use at the 1st storey unit of the 3-storey building ts05 on lot 00686c at 3 neil road from fitness centre to restaurant (chinatown (tanjong pagar) conservation area)
10 Apr 2023Approved
Change of use to shop
Change of use at the 2nd storey unit of the 3-storey building ts05 on lot 00686c & 00685l at 3 & 5 neil road to shop (beauty salon) (chinatown (tanjong pagar) conservation area)
25 Apr 2022Approved
Change of use: office → restaurant
Change of use at 2nd storey unit of the 3-storey building ts 05 on lot 00686c & 00685l at 3 & 5 neil road from office to restaurant (chinatown (tanjong pagar) conservation area)
8 Mar 2019Approved
Change of use to fitness centre
Change of use at the 1st storey unit of the 3-storey building ts05 on lot 00686c at 3 neil road to fitness centre (chinatown (tanjong pagar) conservation area)
12 May 2011Approved
Additions & alterations
Proposed amendments to approved additions & alterations to 2 units of existing 3-storey conserved building and use on 1st sty as office at no.3 and shop at no. 5 and 2nd and 3rd sty as office - (chinatown/ tanjong pagar conservation area)
11 Nov 2010Approved
Additions & alterations
Prop a/a to 2 units of existing 3-sty conserved building and use on 1st sty as office at no. 3 and shop at no. 5 and 2nd and 3rd sty as office at no. 3 & 5 neil road (chinatown (tanjong pagar))
2 Nov 2006Renewed
Continued use as bar/pub chinatown
Continued use of the 1st storey as bar/pub chinatown (tanjong pagar)
29 Nov 2005Approved
Change of use: shop → bar / pub
Proposed change-of-use at 1st storey from shop to bar / pub.

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 3,3a Neil 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 2 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$93.65 psm/mo

2026Q3

Price side (strata, 5y)

$2,752 psf

14 sales

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 near 3,3a Neil Road?

Key takeawayThe nearest MRT/LRT is Maxwell MRT, about 45 m away — and 3 competing retail premisess operate nearby.

Getting around

Maxwell MRT45 m · ~1 min

Amenities nearby

Place Of Worship · 42 mOpp Fairfield Meth Ch · 45 mMaxwell MRT Exit 3 · 92 mGrace Clinic · 138 mKreta Ayer Community Club · 142 mHotel · 213 mDuxton Plain Pk · 280 mEducational Institution · 555 mOutram Polyclinic · 603 mSingapore General Hospital · 893 m

Competing premises nearby

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

Maxwell Food Centre · 113 mHong Heng Seng · 121 mCross Street Exchange · 515 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 3,3a Neil Road

Key takeawayThe nearest station is Maxwell (TE18), 45 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 54 public car parks are within 500 m.

Foot traffic: busier than 88% of retail buildings

nearest MRT/LRT Maxwell (TE18) 45 m, about 23,000 taps a weekday; 10 more stations within 1 km; bus stops within 400 m: 12, about 20,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 22,000 residents within 1 km (June 2026); 6 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)45 m · about 23,000 weekday taps
Outram Park (EW16 / NE3 / TE17)373 m · about 78,000 weekday taps
Chinatown (NE4 / DT19)396 m · about 97,000 weekday taps
Tanjong Pagar (EW15)434 m · about 85,000 weekday taps
Telok Ayer (DT18)505 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 3,3a Neil Road. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Banda St (URA)115 m
S$1.20 per half-hour at midday on a weekday · 24 car lots
Blk 333 Kreta Ayer Car Park (HDB)117 m
S$1.20 per half-hour at midday on a weekday · 26 car lots
Banda St - Sago Lane O Ff St (URA)123 m
S$1.20 per half-hour at midday on a weekday · 29 car lots
Backlane (Cook St) (URA)133 m
Duxton Hill Off St (URA)136 m
S$1.20 per half-hour at midday on a weekday · 58 car lots

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.

Nearest URA season parking: Blair Road-Everton Roa D Area, 859 m away, S$80/month.

Public car parks only, by straight-line distance, with the operator's published rates. 3,3a Neil Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 3,3a Neil Road?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list 3,3a Neil Road as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Manufacturing
2
Arts, entertainment and recreation
2
Other services
2
Wholesale and retail trade
1
Transportation and storage
0
Information and communications
0
Financial and insurance
0
Real estate
0
Administrative and support 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 3,3a Neil Road

Where is 3,3A Neil Road?⌄

3,3A Neil Road is at 3,3A Neil Road, Singapore 088805, in the Outram planning area.

What is 3,3A Neil Road zoned as?⌄

3,3A Neil Road sits on land zoned commercial under the URA Master Plan.

What is the tenure of 3,3A Neil Road?⌄

3,3A Neil Road is leasehold. About 62 years remain on the lease.

Is 3,3A Neil Road a conserved property?⌄

Yes. 3,3A Neil Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 3,3A Neil Road sold for?⌄

Across 1 recorded transaction, the median price is S$847 psf. The latest was in November 1999.

What is the nearest MRT station to 3,3A Neil Road?⌄

Maxwell MRT is the closest, 45 m away (about a 1-minute walk).

How many businesses are registered at 3,3A Neil Road?⌄

9 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.

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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.

F&B / nightlife: per URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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's rules for conservation areas, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.