CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservation999-year leaseholdDistrict 9 · River Valley

Acorn

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2003

Quick Summary

Acorn is a commercial building in District 9 · River Valley, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.8. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in May 2003. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Acorn.

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What are the key facts about Acorn?

Key takeawayAcorn is a commercial building in District 9 · River Valley, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.8
Tenure: 999-year leasehold
District / Area: District 9 · River Valley
Address: 13 Mohamed Sultan 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: 5

About Acorn

Acorn is a mixed-use building in River Valley (District 09). It is located along Mohamed Sultan Road, Singapore 238962.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.8. 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 999-year leasehold, with about 814 years remaining on the lease.

1 transaction has been recorded here, at a median of S$1,257 psf. The most recent was in May 2003.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Fort Canning MRT, 340 m away (about a 5-minute walk). The closest bus stop (Opp Mohd Sultan Rd) is 95 m away (about a 2-minute walk).

What is Acorn zoned as?

Key takeawayAcorn sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.8, with conservation status, inside the Central Area.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.8
Conservation area: River Valley
Conserved building: Yes
Central Area: Yes

Run the full zoning report for this building →

What has Acorn sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2003 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2003	Shop House	S$3.15M	2,507 sqft	$1,257

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 Acorn rent for?

Key takeawayNo rent is published for Acorn itself. On its street, Mohamed Sultan Road, retail space rented at a median of $15.54 psf a month in 2024Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Mohamed Sultan Road

Street level · 2024Q4

25th pct

—

— psm

Median

$15.54

$167.32 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Mohamed Sultan Road

Street level · 2026Q3

25th pct

$4.91

$52.83 psm

Median

$6.83

$73.47 psm

75th pct

$7.69

$82.76 psm

S$ per sq ft per month

2022Q2 · $77.78 psm2026Q3 · $73.47 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

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 Acorn

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 Acorn?

Key takeawayURA has approved 1 change of use at Acorn since 2000, most recently in 2015, and refused 1. 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.

11 Mar 2024Renewed
Continued use as massage establishment
Continued use of the 1st storey of 2 units of 3-storey conserved building as massage establishment
20 Apr 2021Renewed
Continued use as massage establishment
Continued use of the 1st storey of 2 units of 3-storey conserved building as massage establishment
17 May 2018Renewed
Continued use as massage establishment
Continued use of the 1st storey of 2 units of 3-storey conserved building as massage establishment
21 May 2015Approved
Change of use: commercial school → health centre
Change of use of the 1st storey of the 2 units of the 3-storey conserved building from commercial school to health centre
30 Jun 2006Approved
Additions & alterations
Proposed addition & alteration to approved 3-storey conserved building and 10-storey rear extension ( 10 residential units comprising 4 existing conservation units and 6 approved units)
3 Oct 2001Refused
Change of use: residential → karaoke lounge with ancilary office
Change of use of the 2nd & 3rd storeys from residential to karaoke lounge with ancilary office - no.13

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 Acorn?

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 Acorn?

Key takeawayThe nearest MRT/LRT is Fort Canning MRT, about 340 m away — and 3 competing retail premisess operate nearby.

Getting around

Fort Canning MRT340 m · ~5 min

Amenities nearby

Place Of Worship · 74 mPinnacle Family Clinic (River Valley) · 86 mOpp Mohd Sultan Rd · 95 mHotel · 229 mFort Canning MRT Exit A · 328 mJubilee Park (Fcp) · 369 mEducational Institution · 522 mSingapore General Hospital · 1.4 km

Competing premises nearby

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

The Butcher (Singapore) Pte. Ltd. · 12 mRobertson Walk · 203 mBlk 1 Jalan Kukoh · 640 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Acorn

Key takeawayThe nearest station is Fort Canning (DT20), 327 m away — a quiet station, with about 14,000 taps in and out on an average weekday. 11 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) 327 m, about 14,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 8, about 11,000 taps a weekday; about 18,000 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

Fort Canning (DT20)327 m · about 14,000 weekday taps
Dhoby Ghaut (NS24 / NE6 / CC1)718 m · about 64,000 weekday taps
Clarke Quay (NE5)748 m · about 31,000 weekday taps
Somerset (NS23)750 m · about 66,000 weekday taps
Great World (TE15)852 m · about 21,000 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 Acorn. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Mohd Sultan Rd - River Valley Rd Off St (URA)46 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
River Valley Rd (Tank Rd - Zion Rd) (URA)75 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Mohd Sultan Rd (URA)165 m
S$0.60 per half-hour at midday on a weekday · 74 car lots
Unity St (URA)187 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Kim Yam Rd (URA)196 m
S$0.60 per half-hour at midday on a weekday · 28 car lots

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

Who's registered at Acorn?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Acorn as their registered address. These are registered businesses, not who occupies the space.

Other services
5

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 Acorn

Where is Acorn?⌄

Acorn is at 13 Mohamed Sultan Road, Singapore 238962, in the River Valley planning area.

What is Acorn zoned as?⌄

Acorn sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.8.

What is the tenure of Acorn?⌄

Acorn is 999-year leasehold. About 814 years remain on the lease.

Is Acorn a conserved property?⌄

Yes. Acorn falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Acorn sold for?⌄

Across 1 recorded transaction, the median price is S$1,257 psf. The latest was in May 2003.

What is the nearest MRT station to Acorn?⌄

Fort Canning MRT is the closest, 340 m away (about a 5-minute walk).

How many businesses are registered at Acorn?⌄

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.

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.

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 planning decisions, 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.