Blair Plain Conservation Area
Blair Plain Conservation Area is a commercial building in District 2 · Bukit Merah, on land zoned RESIDENTIAL under the URA Master Plan. It is leasehold with roughly 73 years remaining. 1 transaction is on record since 1995, most recently in May 2007. ACRA records 0 live company registrations at this address.
What are the key facts about Blair Plain Conservation Area?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Leasehold
- District / Area
- District 2 · Bukit Merah
- Address
- 38 Blair 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
- 0
About Blair Plain Conservation Area
Blair Plain Conservation Area is a mixed-use conservation area in Bukit Merah (District 02). It is located along Blair Road, Singapore 089938.
Under the URA Master Plan it sits on land zoned residential. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.
The site is leasehold, with about 73 years remaining on the lease.
1 transaction has been recorded here, at a median of S$1,405 psf. The most recent was in May 2007.
The nearest MRT is Cantonment MRT, 388 m away (about a 6-minute walk). The closest bus stop (Bef Kampong Bahru Ter) is 86 m away (about a 1-minute walk).
What is Blair Plain Conservation Area zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Blair Plain
- Conserved building
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Blair Plain Conservation Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| May 2007 | Shop House | S$2.10M | 1,495 sqft | $1,405 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Blair Plain Conservation Area rent for?
Retail space — District 2 retail
Region band · 2026Q3S$ 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 2 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 Blair Plain Conservation Area
- 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 Blair Plain Conservation Area?
No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area). URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.
Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches); 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.
- 24 Jul 2009ApprovedAdditions & alterations
Amendment to approve addition/alteration to the existing 2-storey conservation residential shophouse with a mezzanine and a roof terrace on lot 99655n ts 23 at no. 38 blair road singpaore 089938 ( blair plain conservation area
- 1 Dec 2008ApprovedAdditions & alterations
Addition/alteration to the existing 2-storey conservation residential shophouse with a mezzanine and a roof terrace on lot 99655n ts 23 at no. 38 blair road singapore 089938 (blair plain conservation area)
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$54.50 per unit).
What do commercial rents run near Blair Plain Conservation Area?
Indicative area yield — District 2 retail
An INDICATIVE AREA yield for District 2 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 2 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $92.88 | $96.94 | $102.26 |
| Level 1 · 30 & Below | $110.68 | $117.65 | $134.18 |
| Level 1 · >30 - 100 | $80.88 | $88.43 | $172.22 |
| Level 2 & 3 · >30 - 100 | $86.12 | $91.49 | $91.50 |
| B1 & Below · >30 - 100 | $247.81 | $267.74 | $283.87 |
| Level 4 & Above · >30 - 100 | $80.14 | $84.93 | $88.40 |
| Level 2 & 3 · >100 - 300 | $82.62 | $95.80 | $112.75 |
| Level 1 · >100 - 300 | $28.40 | $52.68 | $96.53 |
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 Blair Plain Conservation Area?
Getting around
- Outram Park MRT680 m · ~11 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 Blair Plain Conservation Area
nearest MRT/LRT Cantonment (CC31) 272 m, about 3,987 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 7, about 13,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 28,000 residents within 1 km (June 2026); 2 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
- Cantonment (CC31)272 m · 3,987 weekday taps
- Outram Park (EW16 / NE3 / TE17)429 m · about 78,000 weekday taps
- Keppel (CC30)793 m · 304 weekday taps
- Maxwell (TE18)893 m · about 23,000 weekday taps
- Tanjong Pagar (EW15)988 m · about 85,000 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 Blair Plain Conservation Area. Transfers between lines don't tap, so interchanges read low.
Bus
7 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blair Rd (URA)25 mS$1.20 per half-hour at midday on a weekday · 43 car lots
- Spooner Rd Off St (URA)113 mS$0.60 per half-hour at midday on a weekday · 62 car lots
- Blair Road-Everton Roa D Area (URA)115 mseason S$80/month
- Blk 101/102 Spottiswoode Park Car Park (HDB)123 mS$0.60 per half-hour at midday on a weekday · gantry 3.5 m · 98 car lots
- Backlane (Blair Rd - S Pottiswoode Park Rd) (URA)126 m
HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.
Public car parks only, by straight-line distance, with the operator's published rates. Blair Plain Conservation Area's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at Blair Plain Conservation Area?
- Live registrations
- 0
- Registered last 3 years
- 0
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.
Frequently asked questions about Blair Plain Conservation Area
Where is Blair Plain Conservation Area?⌄
Blair Plain Conservation Area is at 38 Blair Road, Singapore 089938, in the Bukit Merah planning area.
What is Blair Plain Conservation Area zoned as?⌄
Blair Plain Conservation Area sits on land zoned residential under the URA Master Plan.
What is the tenure of Blair Plain Conservation Area?⌄
Blair Plain Conservation Area is leasehold. About 73 years remain on the lease.
Is Blair Plain Conservation Area a conserved property?⌄
Yes. Blair Plain Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at Blair Plain Conservation Area sold for?⌄
Across 1 recorded transaction, the median price is S$1,405 psf. The latest was in May 2007.
What is the nearest MRT station to Blair Plain Conservation Area?⌄
Cantonment MRT is the closest, 388 m away (about a 6-minute walk).
The facts are here — now get the verdict on Blair Plain Conservation Area.
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.