82,83,84 Circular Road
82,83,84 Circular Road is a commercial building in District 1 · Singapore River, on land zoned COMMERCIAL under the URA Master Plan. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Jan 2022. ACRA records 1 live company registration at this address.
What are the key facts about 82,83,84 Circular Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- 999-year leasehold
- District / Area
- District 1 · Singapore River
- Address
- 82,83,84 Circular Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 82,83,84 Circular Road
82,83,84 Circular Road is a commercial property in Singapore River (District 01). It is located along Circular Road, Singapore 049434.
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 804 years remaining on the lease.
1 transaction has been recorded here, at a median of S$8,492 psf. The most recent was in January 2022.
1 business is currently registered at this address with ACRA.
The nearest MRT is Clarke Quay MRT, 270 m away (about a 4-minute walk). The closest bus stop (Boat Quay) is 62 m away (about a 1-minute walk).
What is 82,83,84 Circular Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Boat Quay
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 82,83,84 Circular Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jan 2022 | Shop House | S$30.67M | 3,611 sqft | $8,492 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 82,83,84 Circular Road rent for?
Retail space — District 1 retail
Region band · 2026Q3S$ 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 82,83,84 Circular Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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 82,83,84 Circular Road?
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.
- 12 Nov 2024RenewedContinued use as nightclub
Continued use at the 1st storey of the 2-storey building as nightclub at 82 circular road
- 12 Jan 2024RenewedContinued use as nightclub
Continued use at the 1st storey of the 2-storey building as nightclub at 82 circular road
- 28 Nov 2022RenewedContinued use as nightclub
Continued use at the 1st storey of the 2-storey building as nightclub at 82 circular road
- 7 Jun 2022RenewedContinued use as nightclub
Continued use at the 1st storey of the 2-storey building as nightclub at 82 circular road on lot 00480l ts04 (boat quay conservation area)
- 9 Dec 2020ApprovedChange of use to nightclub and restaurant
Proposed change of use at the 1st storey of the 2-storey building as nightclub and restaurant at 82 circular road
- 15 Oct 2019RenewedContinued use as restaurant
Continued use of the 1st storey unit of the 2-storey and 3-storey building as restaurant at 83 & 84 circular road
- 3 Oct 2019RenewedContinued use as nightclub
Continued use of 1st storey of the 2-storey building as nightclub at 82 circular road
- 21 Aug 2018RenewedContinued use as nightclub
Continued use of 1st storey of the 2-storey building as nightclub at 82 circular road
- 29 Dec 2017ApprovedAdditions & alterations
Amendment to the approved additions & alterations to the existing conserved shophouses at 82-84 circular road
- 13 Sept 2017ApprovedChange of use to restaurant
Proposed change of use of the 1st storey unit of the 2-storey and 3-storey building as restaurant at 83 & 84 circular road
- 8 Aug 2017RenewedContinued use as nightclub
Continued use of 1st storey of the 2-storey building as nightclub at 82 circular road
- 27 Dec 2016ApprovedAdditions & alterations
Proposed additions & alterations to the existing conserved shophouses on lot 00480l ts 04 at 82-84 circular road singapore 049434, 049435 & 049436
9 earlier change-of-use and A&A decisions are on record since 2000.
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$54.50 per unit).
What do commercial rents run near 82,83,84 Circular Road?
Indicative area yield — District 1 retail
An INDICATIVE AREA yield for District 1 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 1 ($ 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 near 82,83,84 Circular Road?
Getting around
- Clarke Quay MRT270 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.
Getting there and parking at 82,83,84 Circular Road
nearest MRT/LRT Clarke Quay (NE5) 267 m, about 31,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 14, about 25,000 taps a weekday; Singapore River: 18,341 resident workers (Census 2020, by workplace); about 10,000 residents within 1 km (June 2026); 12 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)267 m · about 31,000 weekday taps
- Raffles Place (EW14 / NS26)393 m · about 133,000 weekday taps
- Chinatown (NE4 / DT19)494 m · about 97,000 weekday taps
- Telok Ayer (DT18)527 m · about 37,000 weekday taps
- City Hall (NS25 / EW13)739 m · about 91,000 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 82,83,84 Circular Road. Transfers between lines don't tap, so interchanges read low.
Bus
14 bus stops within 400 m, with about 25,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Lor Telok (URA)67 mS$1.20 per half-hour at midday on a weekday · 21 car lots
- Backlane (Hongkong St - Carpenter St) (URA)84 m
- Backlane (North Canal Rd - Circular Rd) (URA)97 m
- Circular Rd (URA)106 mS$1.20 per half-hour at midday on a weekday · 34 car lots
- Carpenter St Off St (URA)124 mS$1.50 per half-hour at midday on a weekday · 69 car lots
Nearest URA season parking: Mohd Sultan-River Vall Ey Road Area, 1.1 km away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. 82,83,84 Circular Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 82,83,84 Circular Road?
- Accommodation and food services1
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 82,83,84 Circular Road
Where is 82,83,84 Circular Road?⌄
82,83,84 Circular Road is at 82,83,84 Circular Road, Singapore 049434, in the Singapore River planning area.
What is 82,83,84 Circular Road zoned as?⌄
82,83,84 Circular Road sits on land zoned commercial under the URA Master Plan.
What is the tenure of 82,83,84 Circular Road?⌄
82,83,84 Circular Road is 999-year leasehold. About 804 years remain on the lease.
Is 82,83,84 Circular Road a conserved property?⌄
Yes. 82,83,84 Circular Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 82,83,84 Circular Road sold for?⌄
Across 1 recorded transaction, the median price is S$8,492 psf. The latest was in January 2022.
What is the nearest MRT station to 82,83,84 Circular Road?⌄
Clarke Quay MRT is the closest, 270 m away (about a 4-minute walk).
How many businesses are registered at 82,83,84 Circular Road?⌄
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 82,83,84 Circular 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.