CommercialRESIDENTIALConservationLeaseholdDistrict 9 · River Valley

81,83 Kim Yam Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2008

Quick Summary

81,83 Kim Yam Road is a commercial building in District 9 · River Valley, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 70 years remaining. 1 transaction is on record since 1995, most recently in Jan 2008. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 81,83 Kim Yam Road.

Ask PropKaki

What are the key facts about 81,83 Kim Yam Road?

Key takeaway81,83 Kim Yam Road is a commercial building in District 9 · River Valley, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 9 · River Valley
Address: 81,83 Kim Yam Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 3

About 81,83 Kim Yam Road

81,83 Kim Yam Road is a mixed-use property in River Valley (District 09). It is located along Kim Yam Road, Singapore 239376.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8. 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 70 years remaining on the lease.

1 transaction has been recorded here, at a median of S$2,500 psf. The most recent was in January 2008.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Fort Canning MRT, 415 m away (about a 6-minute walk). The closest bus stop (UE Sq/Bef Mohd Sultan Rd) is 259 m away (about a 4-minute walk).

What is 81,83 Kim Yam Road zoned as?

Key takeaway81,83 Kim Yam Road sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8, with conservation status, inside the Central Area.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Conservation area: River Valley
Conserved building: Yes
Central Area: Yes

Run the full zoning report for this building →

What has 81,83 Kim Yam Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2008 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2008	Shop House	S$9.50M	3,800 sqft	$2,500

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 81,83 Kim Yam Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 9 retail, retail space rented at a median of $11.90 psf a month in 2026Q3, with the middle half of leases between $9.24 and $17.57. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 81,83 Kim Yam 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 81,83 Kim Yam Road?

Key takeawayURA's planning decisions at 81,83 Kim Yam Road since 2000 are below. 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.

9 Mar 2000Approved
Additions & alterations
Proposed amendment to approved additions & alterations to existing 3-storey conservation terrace houses

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 81,83 Kim Yam 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 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

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, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 81,83 Kim Yam Road?

Key takeawayThe nearest MRT/LRT is Fort Canning MRT, about 415 m away — and 3 competing retail premisess operate nearby.

Getting around

Fort Canning MRT415 m · ~7 min

Amenities nearby

Place Of Worship · 25 mThe Riverside Clinic · 136 mHotel · 198 mUE Sq/Bef Mohd Sultan Rd · 259 mFort Canning MRT Exit A · 397 mEducational Institution · 430 mJubilee Park (Fcp) · 481 mSingapore General Hospital · 1.2 km

Competing premises nearby

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

Robertson Walk · 126 mThe Butcher (Singapore) Pte. Ltd. · 183 mBlk 1 Jalan Kukoh · 486 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 81,83 Kim Yam Road

Key takeawayThe nearest station is Fort Canning (DT20), 397 m away — a quiet station, with about 14,000 taps in and out on an average weekday. 10 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 30% of retail buildings

nearest MRT/LRT Fort Canning (DT20) 397 m, about 14,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 7, about 12,000 taps a weekday; about 22,000 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

Fort Canning (DT20)397 m · about 14,000 weekday taps
Great World (TE15)749 m · about 21,000 weekday taps
Clarke Quay (NE5)761 m · about 31,000 weekday taps
Havelock (TE16)780 m · about 16,000 weekday taps
Chinatown (NE4 / DT19)857 m · about 97,000 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 81,83 Kim Yam Road. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Mohd Sultan Rd (URA)44 m
S$0.60 per half-hour at midday on a weekday · 74 car lots
Kim Yam Rd (URA)72 m
S$0.60 per half-hour at midday on a weekday · 28 car lots
Mohd Sultan-River Vall Ey Road Area (URA)104 m
season S$80/month
Unity St (URA)159 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Mohd Sultan Rd - River Valley Rd Off St (URA)211 m
S$0.60 per half-hour at midday on a weekday · 18 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 81,83 Kim Yam Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 81,83 Kim Yam Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 81,83 Kim Yam Road as their registered address. These are registered businesses, not who occupies the space.

Transportation and storage
2
Real estate
1
Manufacturing
0
Wholesale and retail trade
0
Financial and insurance
0
Accommodation and food services
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 81,83 Kim Yam Road

Where is 81,83 Kim Yam Road?⌄

81,83 Kim Yam Road is at 81,83 Kim Yam Road, Singapore 239376, in the River Valley planning area.

What is 81,83 Kim Yam Road zoned as?⌄

81,83 Kim Yam Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of 81,83 Kim Yam Road?⌄

81,83 Kim Yam Road is leasehold. About 70 years remain on the lease.

Is 81,83 Kim Yam Road a conserved property?⌄

Yes. 81,83 Kim Yam Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 81,83 Kim Yam Road sold for?⌄

Across 1 recorded transaction, the median price is S$2,500 psf. The latest was in January 2008.

What is the nearest MRT station to 81,83 Kim Yam Road?⌄

Fort Canning MRT is the closest, 415 m away (about a 6-minute walk).

How many businesses are registered at 81,83 Kim Yam Road?⌄

5 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.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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 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.