Blair Plain Conservation Area
Blair Plain Conservation Area is a commercial building in District 3 · Bukit Merah, on land zoned COMMERCIAL under the URA Master Plan. 2 transactions are on record since 1995, most recently in Sept 2006. 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
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Not on record
- District / Area
- District 3 · Bukit Merah
- Address
- 13 Kampong Bahru Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 2 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About Blair Plain Conservation Area
Blair Plain Conservation Area is a commercial conservation area in Bukit Merah (District 03). It is located along Kampong Bahru Road, Singapore 169345.
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.
2 transactions have been recorded here, at a median of S$1,234 psf. The most recent was in September 2006.
The nearest MRT is Cantonment MRT, 475 m away (about a 7-minute walk). The closest bus stop (Bef Neil Rd) is 108 m away (about a 2-minute walk).
What is Blair Plain Conservation Area zoned as?
- Land-use zone
- COMMERCIAL
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Sept 2006 | Shop House | S$1.00M | 753 sqft | $1,327 |
| Mar 2004 | Shop House | S$860k | 753 sqft | $1,141 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Blair Plain Conservation Area rent for?
Retail space — District 3 retail
Region band · 2026Q3S$ 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 3 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.
- 2 Sept 2026RenewedContinued use as restaurant
Continued use at the 1st storey unit of the existing 2-storey conserved shophouse to restaurant on lot 99581a ts23 at 13 kampong bahru road (blair plain conservation area)
- 1 Dec 2023RenewedContinued use as commercial school
Change of use at the 1st storey (unit 15) and 2nd storey (unit 13 & 15) units of the 2-storey building ts23 on lot 99581a & 99580t at 13 and 15 kampong bahru road from office to commercial school (blair plain conservation area) on lot 99580t, 99581a ts23 at 15 kampong bahru road, 13 kampong bahru road (blair plain conservation area)
- 24 Nov 2022ApprovedChange of use: office → commercial school
Change of use at the 1st storey (unit 15) and 2nd storey (unit 13 & 15) units of the 2-storey building ts23 on lot 99581a & 99580t at 13 and 15 kampong bahru road from office to commercial school (blair plain conservation area) on lot 99580t, 99581a ts23 at 15 kampong bahru road, 13 kampong bahru road (blair plain conservation area)
- 28 Jan 2022ApprovedChange of use: shop → restaurant
Change of use at the 1st storey of the 2-storey building ts23 on lot 99581a at 13 kampong bahru road from shop to restaurant (blair plain conservation area)
- 23 Jan 2020RenewedContinued use as karaoke lounge
Continued use at the 1st and 2nd storey of the 2-storey shophouse ts23 on lot 99581a at 13 kampong bahru road as karaoke lounge (blair plain conservation area)
- 12 Mar 2019RenewedContinued use as karaoke lounge
Continued use at the 1st and 2nd storey of the 2-storey building ts23 on lot 99581a at 13 kampong bahru road as karaoke lounge (blair plain conservation area)
- 15 Feb 2018RenewedContinued use as karaoke lounge
Continued use at the 1st and 2nd storey of the 2-storey building ts23 on lot 99581a at 13 kampong bahru road as karaoke lounge (blair plain conservation area)
- 1 Feb 2017RenewedContinued use as karaoke lounge
Continued use at the 1st and 2nd storey of the 2-storey building ts23 on lot 99581a at 13 kampong bahru road as karaoke lounge (blair plain conservation area)
- 30 Dec 2015RenewedContinued use as karaoke lounge
Continue of use of the 1st and 2nd storey of 13 kampong bahru road as karaoke lounge
- 27 Jan 2015RenewedContinued use as karaoke lounge
Continue of use of the 1st and 2nd storey at 13 kampong bahru road as karaoke lounge
- 23 May 2014ApprovedChange of use to karaoke lounge
Continue of use of the 1st and 2nd storey at 13 kampong bahru road as karaoke lounge
- 21 Jan 2013ApprovedChange of use to nightclub
Continuation of use of the 1st and 2nd storey of the 2-storey shophouse at 13 kampong bahru road as nightclub (bar and pub, karaoke and music lounge) (blair plain conservation area)
11 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$54.50 per unit).
What do commercial rents run near Blair Plain Conservation Area?
Indicative area yield — District 3 retail
An INDICATIVE AREA yield for District 3 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 3 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $78.10 | $94.74 | $116.67 |
| Level 1 · 30 & Below | $73.20 | $92.12 | $107.33 |
| Level 1 · >30 - 100 | $83.20 | $164.15 | $200.48 |
| Level 2 & 3 · >30 - 100 | $58.43 | $67.44 | $75.00 |
| Level 1 · >100 - 300 | $226.54 | $240.67 | $264.22 |
| Level 2 & 3 · >100 - 300 | $83.56 | $131.15 | $186.77 |
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 MRT545 m · ~9 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 Outram Park (EW16/NE3/TE17) 293 m, about 78,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 7, about 17,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 29,000 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
- Outram Park (EW16 / NE3 / TE17)293 m · about 78,000 weekday taps
- Cantonment (CC31)386 m · 3,987 weekday taps
- Maxwell (TE18)767 m · about 23,000 weekday taps
- Tanjong Pagar (EW15)905 m · about 85,000 weekday taps
- Keppel (CC30)930 m · 304 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 17,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Backlane (Blair Rd - S Pottiswoode Park Rd) (URA)12 m
- Spottiswoode Park Rd (URA)46 mS$1.20 per half-hour at midday on a weekday · 10 car lots
- Blair Road-Everton Roa D Area (URA)73 mseason S$80/month
- Blair Rd (URA)124 mS$1.20 per half-hour at midday on a weekday · 43 car lots
- Everton Rd (URA)127 mS$1.20 per half-hour at midday on a weekday · 13 car lots
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.
Who's registered at Blair Plain Conservation Area?
- Accommodation and food services0
- Financial and insurance0
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 Blair Plain Conservation Area
Where is Blair Plain Conservation Area?⌄
Blair Plain Conservation Area is at 13 Kampong Bahru Road, Singapore 169345, in the Bukit Merah planning area.
What is Blair Plain Conservation Area zoned as?⌄
Blair Plain Conservation Area sits on land zoned commercial under the URA Master Plan.
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 2 recorded transactions, the median price is S$1,234 psf. The latest was in September 2006.
What is the nearest MRT station to Blair Plain Conservation Area?⌄
Cantonment MRT is the closest, 475 m away (about a 7-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.