CommercialCOMMERCIALFreeholdDistrict 9 · River Valley

Aig Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2011

Quick Summary

Aig Building is a commercial building in District 9 · River Valley, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 2.8. It is freehold. 3 transactions are on record since 1995, most recently in Apr 2011. 2 units are currently listed for rent. ACRA records 31 live company registrations at this address.

The facts are here — now get the verdict on Aig Building.

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What are the key facts about Aig Building?

Key takeawayAig Building is a commercial building in District 9 · River Valley, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 2.8
Tenure: Freehold
District / Area: District 9 · River Valley
Address: 22 Martin Road
Land area: 1,065 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Listed as: Other Retail
Transactions on record: 3 (records start 1995)
Live listings: 2
ACRA registrations: 31

About Aig Building

Aig Building is a commercial building in River Valley (District 09). It is located along Martin Road, Singapore 239058.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 2.8. It lies inside the Central Area.

The site is freehold. It occupies roughly 1,065 sqm of land with about 2,983 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$4,053 psf. The most recent was in April 2011.

33 businesses are currently registered at this address with ACRA.

The nearest MRT is Great World MRT, 580 m away (about a 9-minute walk). The closest bus stop (River Pl Condo) is 324 m away (about a 5-minute walk). Robertson Walk is 337 m away (about a 5-minute walk).

What is Aig Building zoned as?

Key takeawayAig Building sits on land zoned COMMERCIAL with a gross plot ratio of 2.8, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: 2.8
Urban design area: Udga
Central Area: Yes

BCA-verified envelope: allowable GFA 2,982 sqm · built 3,465 sqm · headroom -483 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Aig Building sold for?

Key takeaway3 transactions are on record since 1995, most recently in Apr 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2011	Office	S$63.00M	11,473 sqft	$5,491
Jun 2010	Office	S$46.50M	11,473 sqft	$4,053
Apr 2006	Office	S$32.50M	11,473 sqft	$2,833

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 Aig Building rent for?

Key takeawayNo rent is published for Aig Building itself. On its street, Martin Road, office space rented at a median of $5.50 psf a month in 2025Q1. That is not this building's own rent, and never a quote for a particular unit.

Office space on Martin Road

Street level · 2025Q1

25th pct

—

— psm

Median

$5.50

$59.21 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +3.8% on a year earlier

2023Q3 · $56.92 psm2025Q1 · $59.21 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 Aig Building

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Aig Building

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 Aig Building?

Key takeawayURA has approved 7 changes of use at Aig Building since 2000, most recently in 2025. 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.

23 Jun 2026Renewed
Continued use as restaurant
Continued use of the 1st & 2nd storey office as restaurant at the existing office building
1 Aug 2025Agency worksFloor 5
Change of use to gym / fitness centre
Lodgment for proposed use of unit #05-XX as gym / fitness centre
1 Apr 2025ApprovedFloor 4
Change of use to gym / fitness centre
Proposed change of use of unit #04-XX to gym / fitness centre
26 Jan 2024Agency worksFloor 3
Change of use to gym/fitness centre
Lodgment for proposed use of unit #03-XX as gym/fitness centre
19 Jan 2024Agency works
Change of use to gym/fitness centre
Lodgment for proposed use of 5th storey premises as gym/fitness centre
3 Jul 2023Renewed
Continued use as restaurant
Continued use of the 1st & 2nd storey office as restaurant at the existing office building
30 Oct 2020Agency worksFloor 2
Change of use to sports & recreation building
Lodgment for proposed use of unit #02-XX as sports & recreation building
16 Jul 2020Renewed
Continued use as restaurant
Continued use of the 1st & 2nd storey office as restaurant at the existing office building
17 Dec 2019Approved
Change of use to gym/fitness centre
Proposed change of use of part 2nd storey premises to gym/fitness centre
30 Aug 2017Renewed
Continued use as restaurant
Continued use of the 1st & 2nd storey office as restaurant at the existing office building
15 Jul 2014Renewed
Continued use as restaurant
Continued use of the 1st & 2nd storey office as restaurant at the existing office building at 22 martin road
1 Aug 2012Approved
Additions & alterations
Proposed additions & alterations and facade re-cladding works to existing 7 storey office building wih basement carpark

3 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 Aig Building?

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 available at Aig Building right now?

Key takeaway2 units are currently listed at Aig Building. One row per unit; several agents often market the same unit.

For rent (2)

⭐Fitness/Gym⭐ River Valley / Robertson Quay3 agentsS$27k/mo · 2,939 sqft
Gym / Retail space @ Robertson QuayS$28k/mo · 2,939 sqft

Browse every listing at this building →

What is near Aig Building?

Key takeawayThe nearest MRT/LRT is Great World MRT, about 580 m away.

Getting around

Great World MRT580 m · ~9 min

Amenities nearby

Hotel · 119 mPlace Of Worship · 239 mEducational Institution · 254 mRiver Pl Condo · 324 mRobertson Walk · 337 mThe Riverside Clinic · 354 mThe Butcher (Singapore) Pte. Ltd. · 408 mBlk 1 Jalan Kukoh · 436 mKim Seng Pk · 480 mHavelock MRT Exit 4 · 536 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Aig Building

Key takeawayThe nearest station is Havelock (TE16), 536 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. 9 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 8% of office buildings

nearest MRT/LRT Havelock (TE16) 536 m, about 16,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 4, about 4,714 taps a weekday; about 30,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Havelock (TE16)536 m · about 16,000 weekday taps
Great World (TE15)536 m · about 21,000 weekday taps
Fort Canning (DT20)632 m · about 14,000 weekday taps
Somerset (NS23)906 m · about 66,000 weekday taps
Chinatown (NE4 / DT19)908 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 Aig Building. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 4,714 boardings and alightings on an average weekday.

Public car parks within 500 m

Martin Place - Muthura Man Chetty Rd (URA)138 m
S$0.60 per half-hour at midday on a weekday · 19 car lots
Mohd Sultan-River Vall Ey Road Area (URA)189 m
season S$80/month
Kim Yam Rd (URA)201 m
S$0.60 per half-hour at midday on a weekday · 28 car lots
Mohd Sultan Rd (URA)279 m
S$0.60 per half-hour at midday on a weekday · 74 car lots
Unity St (URA)385 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

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

Who's registered at Aig Building?

Key takeaway31 live companies (and LLPs and branches; sole proprietors are not counted) list Aig Building as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
18
Real estate
4
Information and communications
4
Arts, entertainment and recreation
3
Administrative and support services
1
Health and social services
1
Transportation and storage
0
Wholesale and retail trade
0
Professional, scientific and technical services
0
Manufacturing
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.

What is Aig Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 262 kWh/m²·yr

Frequently asked questions about Aig Building

Where is Aig Building?⌄

Aig Building is at 22 Martin Road, Singapore 239058, in the River Valley planning area.

What is Aig Building zoned as?⌄

Aig Building sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Aig Building?⌄

Aig Building is freehold.

What have units at Aig Building sold for?⌄

Across 3 recorded transactions, the median price is S$4,053 psf. The latest was in April 2011.

What is the nearest MRT station to Aig Building?⌄

Great World MRT is the closest, 580 m away (about a 9-minute walk).

How many businesses are registered at Aig Building?⌄

33 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.

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.

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.