Bukit Pasoh Extnsn Constn Area
Bukit Pasoh Extnsn Constn Area is a commercial building in District 2 · Outram, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 2 transactions are on record since 1995, most recently in Oct 2017. ACRA records 1 live company registration at this address.
What are the key facts about Bukit Pasoh Extnsn Constn Area?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 2 · Outram
- Address
- 10 Jiak Chuan Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About Bukit Pasoh Extnsn Constn Area
Bukit Pasoh Extnsn Constn Area is a mixed-use estate in Outram (District 02). It is located along Jiak Chuan Road, Singapore 089264.
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 freehold.
2 transactions have been recorded here, at a median of S$5,806 psf. The most recent was in October 2017.
The nearest MRT is Maxwell MRT, 234 m away (about a 4-minute walk). The closest bus stop (Opp Maxwell Stn Exit 3) is 77 m away (about a 1-minute walk).
What is Bukit Pasoh Extnsn Constn Area zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Chinatown (Bukit Pasoh)
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Bukit Pasoh Extnsn Constn Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Oct 2017 | Shop House | S$9.10M | 1,318 sqft | $6,907 |
| Mar 2013 | Shop House | S$6.20M | 1,318 sqft | $4,706 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Bukit Pasoh Extnsn Constn Area rent for?
Retail space — District 2 retail
Region band · 2026Q3S$ 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 Bukit Pasoh Extnsn Constn 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 Bukit Pasoh Extnsn Constn Area?
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.
- 23 Dec 2024RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 2-storey building ts05 on lot 99416t at 10 jiak chuan road as restaurant (chinatown (bukit pasoh) conservation area)
- 19 Nov 2020RenewedContinued use as restaurant
Continued use at the 1st storey unit of the 2-storey building ts05 on lot 99416t at 10 jiak chuan road as restaurant (chinatown (bukit pasoh) conservation area)
- 27 Jul 2020ApprovedChange of use to shop
Change of use at the 2nd storey and roof mezzanine unit of the 2-storey building ts05 on lot 99416t at 10 jiak chuan road to shop (chinatown (bukit pasoh) conservation area)
- 31 Aug 2018ApprovedChange of use to restaurant
Change of use at the 1st storey unit of the 2-storey building ts05 on lot 99416t at 10 jiak chuan road to restaurant (chinatown (bukit pasoh) conservation area)
- 8 Sept 2015RenewedContinued use as restaurant
Continued use at the 1st and 2nd storeys of the 2-storey building ts05 on lot 99416t at 10 jiak chuan road as restaurant (chinatown (bukit pasoh) conservation area)
- 1 Sept 2014ApprovedChange of use to restaurant
Change of use at the 1st and 2nd storeys of the 2-storey building ts05 on lot 99416t at 10 jiak chuan road to restaurant (chinatown (bukit pasoh) conservation area)
- 30 Jun 2011ApprovedChange of use to coffee retail & caf�
Change of use at 1st and 2nd storey units of the 2-storey building ts05 on lot 99416t at 10 jiak chuan road to coffee retail & caf� (chinatown (bukit pasoh) 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$54.50 per unit).
What do commercial rents run near Bukit Pasoh Extnsn Constn Area?
Indicative area yield — District 2 retail
An INDICATIVE AREA yield for District 2 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 2 ($ 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 | $96.53 |
Office rents — Central Area ($ 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 Bukit Pasoh Extnsn Constn Area?
Getting around
- Maxwell MRT234 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 Bukit Pasoh Extnsn Constn Area
nearest MRT/LRT Maxwell (TE18) 120 m, about 23,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 14, about 25,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 25,000 residents within 1 km (June 2026); 4 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
- Maxwell (TE18)120 m · about 23,000 weekday taps
- Outram Park (EW16 / NE3 / TE17)180 m · about 78,000 weekday taps
- Chinatown (NE4 / DT19)488 m · about 97,000 weekday taps
- Tanjong Pagar (EW15)490 m · about 85,000 weekday taps
- Telok Ayer (DT18)701 m · about 37,000 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 Bukit Pasoh Extnsn Constn Area. 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
- Backlane (Teck Lim Rd) (URA)14 m
- Jiak Chuan Rd (URA)18 mS$1.20 per half-hour at midday on a weekday · 12 car lots
- Neil Rd Off St (URA)44 mS$1.20 per half-hour at midday on a weekday · 15 car lots
- Backlane (Jiak Chuan R D - Teck Lim Rd) (URA)44 m
- Neil Rd (URA)50 mS$1.20 per half-hour at midday on a weekday · 7 car lots
Nearest URA season parking: Blair Road-Everton Roa D Area, 662 m away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. Bukit Pasoh Extnsn Constn Area's own car park, if it has one, and its charges are not in the open data.
Who's registered at Bukit Pasoh Extnsn Constn Area?
- Manufacturing1
- Wholesale and retail trade0
- Professional, scientific and technical services0
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 Bukit Pasoh Extnsn Constn Area
Where is Bukit Pasoh Extnsn Constn Area?⌄
Bukit Pasoh Extnsn Constn Area is at 10 Jiak Chuan Road, Singapore 089264, in the Outram planning area.
What is Bukit Pasoh Extnsn Constn Area zoned as?⌄
Bukit Pasoh Extnsn Constn Area sits on land zoned commercial under the URA Master Plan.
What is the tenure of Bukit Pasoh Extnsn Constn Area?⌄
Bukit Pasoh Extnsn Constn Area is freehold.
Is Bukit Pasoh Extnsn Constn Area a conserved property?⌄
Yes. Bukit Pasoh Extnsn Constn Area falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at Bukit Pasoh Extnsn Constn Area sold for?⌄
Across 2 recorded transactions, the median price is S$5,806 psf. The latest was in October 2017.
What is the nearest MRT station to Bukit Pasoh Extnsn Constn Area?⌄
Maxwell MRT is the closest, 234 m away (about a 4-minute walk).
The facts are here — now get the verdict on Bukit Pasoh Extnsn Constn 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.