CommercialCOMMERCIALConservationLeaseholdDistrict 1 · Singapore River

35 North Canal Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2000

Quick Summary

35 North Canal Road is a commercial building in District 1 · Singapore River, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 21 years remaining. 1 transaction is on record since 1995, most recently in Jun 2000. 1 unit is currently listed for rent. ACRA records 51 live company registrations at this address.

The facts are here — now get the verdict on 35 North Canal Road.

Ask PropKaki

What are the key facts about 35 North Canal Road?

Key takeaway35 North Canal Road is a commercial building in District 1 · Singapore River, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 1 · Singapore River
Address: 35 North Canal Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Listed as: Shop / Shophouse
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 51

About 35 North Canal Road

35 North Canal Road is a commercial property in Singapore River (District 01). It is located along North Canal Road, Singapore 059291.

Under the URA Master Plan it sits on land zoned commercial 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 leasehold, with about 21 years remaining on the lease.

1 transaction has been recorded here, at a median of S$892 psf. The most recent was in June 2000.

55 businesses are currently registered at this address with ACRA.

The nearest MRT is Clarke Quay MRT, 172 m away (about a 3-minute walk). The closest bus stop (Boat Quay) is 117 m away (about a 2-minute walk).

What is 35 North Canal Road zoned as?

Key takeaway35 North Canal Road sits on land zoned COMMERCIAL with a gross plot ratio of 4.2, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Conservation area: Upper Circular Road
Conserved building: Yes
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has 35 North Canal Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jun 2000 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2000	Shop House	S$1.50M	1,681 sqft	$892

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 35 North Canal Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 1 retail, retail space rented at a median of $10.02 psf a month in 2026Q3, with the middle half of leases between $8.23 and $15.92. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 1 retail

Region band · 2026Q3

25th pct

$8.23

$88.64 psm

Median

$10.02

$107.81 psm

75th pct

$15.92

$171.42 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 1 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 35 North Canal 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.

How fast units move at 35 North Canal Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

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 35 North Canal Road?

Key takeawayURA has approved 2 changes of use at 35 North Canal Road since 2000, most recently in 2026. 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.

6 Feb 2026Approved
Change of use to office
Proposed change of use of 3rd storey premises to office
8 Sept 2017Approved
Change of use to fitness centre
Proposed change of use of the 3rd storey to fitness centre on lot 99339t ts07 at 35 north canal road (singapore river planning area)
10 Feb 2017Approved
Additions & alterations
Proposed amendment to approved additions & alterations to existing 4-storey conservation shophouses involving a rear 6-storey extension with restaurant at 1st storey, offices from 2nd-6th storey, open roof terrace at 4th storey and mechanical carparks on lots 99338p & 99339t ts07 at 35 & 36 north canal road (singapore river planning area)
16 Apr 2015Approved
Additions & alterations
Proposed additions and alteration to existing 4-storey conservation shophouses involving a rear 6-storey extension with restaurant at 1st storey, offices from 2nd -6th storey, open roof terrace at 4th storey and mechanical carparks
2 Jun 2001Approved
Additions & alterations
Proposed additions & alterations to the existing 1st, 3rd storey office and change of use of existing 4th storey residential to office

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 35 North Canal 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 1 retail

Gross yield (area)

3.4%

3.0% net of property tax

Rent side (median of bands)

$107.81 psm/mo

2026Q3

Price side (strata, 5y)

$3,561 psf

90 sales

An INDICATIVE AREA yield for District 1 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 1 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$82.69	$99.35	$120.39
Level 1 · 30 & Below	$172.73	$245.52	$332.57
B1 & Below · 30 & Below	$87.33	$172.91	$321.72
Level 2 & 3 · >30 - 100	$77.43	$95.09	$183.52
Level 1 · >30 - 100	$106.77	$168.33	$217.05
B1 & Below · >30 - 100	$117.40	$198.29	$365.38
Level 1 · >100 - 300	$115.69	$148.57	$187.43
B1 & Below · >100 - 300	$148.73	$233.33	$396.56

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 35 North Canal Road right now?

Key takeaway1 unit is currently listed at 35 North Canal Road. One row per unit; several agents often market the same unit.

For rent (1)

north canal roadS$22k/mo · 2,773 sqft

Browse every listing at this building →

What is near 35 North Canal Road?

Key takeawayThe nearest MRT/LRT is Clarke Quay MRT, about 172 m away — and 3 competing retail premisess operate nearby.

Getting around

Clarke Quay MRT172 m · ~3 min

Amenities nearby

Hotel · 8 mHong Lim Pk · 71 mBoat Quay · 117 mClarke Quay MRT Exit A · 122 mThe Clinic @ One George Street · 135 mPlace Of Worship · 306 mKreta Ayer Community Club · 788 mEducational Institution · 795 mSingapore General Hospital · 1.3 km

Competing premises nearby

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

Clarke Quay Central · 219 mHong Lim Market & Food Centre · 237 mNTUC Fairprice Co-operative Ltd · 350 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 35 North Canal Road

Key takeawayThe nearest station is Clarke Quay (NE5), 122 m away — a moderately busy station, with about 31,000 taps in and out on an average weekday. 22 public car parks are within 500 m.

Foot traffic: busier than 91% of retail buildings

nearest MRT/LRT Clarke Quay (NE5) 122 m, about 31,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 13, about 34,000 taps a weekday; Singapore River: 18,341 resident workers (Census 2020, by workplace); about 13,000 residents within 1 km (June 2026); 10 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

Clarke Quay (NE5)122 m · about 31,000 weekday taps
Chinatown (NE4 / DT19)353 m · about 97,000 weekday taps
Telok Ayer (DT18)475 m · about 37,000 weekday taps
Raffles Place (EW14 / NS26)526 m · about 133,000 weekday taps
Fort Canning (DT20)690 m · about 14,000 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 35 North Canal Road. Transfers between lines don't tap, so interchanges read low.

Bus

13 bus stops within 400 m, with about 34,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Hong Lim Park Off St (URA)64 m
S$1.20 per half-hour at midday on a weekday · 23 car lots
Hong Kong St (URA)66 m
S$1.20 per half-hour at midday on a weekday · 32 car lots
Backlane (North Canal Rd - Circular Rd) (URA)124 m
Backlane (Hongkong St - Carpenter St) (URA)134 m
Carpenter St (URA)148 m
S$1.20 per half-hour at midday on a weekday · 35 car lots

Nearest URA season parking: Mohd Sultan-River Vall Ey Road Area, 937 m away, S$80/month.

Public car parks only, by straight-line distance, with the operator's published rates. 35 North Canal Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 35 North Canal Road?

Key takeaway51 live companies (and LLPs and branches; sole proprietors are not counted) list 35 North Canal Road as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
35
Real estate
8
Accommodation and food services
7
Administrative and support services
1
Wholesale and retail trade
0
Construction
0
Professional, scientific and technical 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 35 North Canal Road

Where is 35 North Canal Road?⌄

35 North Canal Road is at 35 North Canal Road, Singapore 059291, in the Singapore River planning area.

What is 35 North Canal Road zoned as?⌄

35 North Canal Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of 35 North Canal Road?⌄

35 North Canal Road is leasehold. About 21 years remain on the lease.

Is 35 North Canal Road a conserved property?⌄

Yes. 35 North Canal Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 35 North Canal Road sold for?⌄

Across 1 recorded transaction, the median price is S$892 psf. The latest was in June 2000.

What is the nearest MRT station to 35 North Canal Road?⌄

Clarke Quay MRT is the closest, 172 m away (about a 3-minute walk).

How many businesses are registered at 35 North Canal Road?⌄

55 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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Read the figures right

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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 car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.