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. 3 transactions are on record since 1995, most recently in Aug 2014. ACRA records 2 live company registrations 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
- 43,43a,43b Keong Saik Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 3 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Transactions on record
- 3 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About Bukit Pasoh Extnsn Constn Area
Bukit Pasoh Extnsn Constn Area is a mixed-use estate in Outram (District 02). It is located along Keong Saik Road, Singapore 089147.
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.
3 transactions have been recorded here, at a median of S$3,137 psf. The most recent was in August 2014.
1 business is currently registered at this address with ACRA.
The nearest MRT is Maxwell MRT, 269 m away (about a 4-minute walk). The closest bus stop (Opp Blk 333) is 98 m away (about a 2-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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Aug 2014 | Shop House | S$7.81M | 1,147 sqft | $6,805 |
| Nov 2010 | Shop House | S$3.60M | 1,147 sqft | $3,137 |
| May 2007 | Shop House | S$2.38M | 1,147 sqft | $2,074 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Bukit Pasoh Extnsn Constn Area rent for?
Retail space — District 2 retail
Region band · 2026Q3S$ 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.
- 22 Jun 2026ApprovedChange of use: shop → office and wellness studio
Change of use at the 2nd storey unit of the 3-storey building ts05 on lot 99132w at 43 keong saik road from shop (beauty salon) to office and wellness studio (chinatown (bukit pasoh) conservation area)
- 26 Mar 2026ApprovedChange of use: shop → office
Change of use at the 3rd storey unit of the 3-storey building ts05 on lot 99132w at 43 keong saik road from shop (hair salon) to office (chinatown (bukit pasoh) conservation area)
- 29 May 2024RenewedContinued use as shop
Continued use at the 2nd storey unit of the 3-storey building ts05 on lot 99132w at 43 keong saik road as shop (beauty salon) (chinatown (bukit pasoh) conservation area)
- 21 Jul 2021RenewedContinued use as shop
Continued use at the 2nd storey unit of the 3-storey building ts05 on lot 99132w at 43 keong saik road as shop (beauty salon) (chinatown (bukit pasoh) conservation area)
- 27 Jul 2020ApprovedChange of use to shop
Change of use at the 1st and 2nd storey units of the 3-storey building ts05 on lot 99132w at 43 keong saik road to shop at the 1st storey and shop (beauty salon) at the 2nd storey (chinatown (bukit pasoh) conservation area)
- 7 Aug 2018ApprovedChange of use to shop
Change of use at the 3rd storey unit of the 3-storey building ts05 on lot 99132w at 43 keong saik road to shop (hair salon) (chinatown (bukit pasoh) conservation area)
- 25 Oct 2017RenewedContinued use as cafe
Continued use at the 2nd and 3rd storey units of the 3-storey building ts05 on lot 99132w at 43 keong saik road as cafe (chinatown (bukit pasoh) conservation area)
- 24 Aug 2015ApprovedChange of use to cafe
Change of use at the 2nd and 3rd storey unit of the 3-storey building ts05 on lot 99132w at 43 keong saik road to cafe (chinatown (bukit pasoh) conservation area)
- 28 Jan 2011RenewedContinued use as nightclub
Continued use of the 1st storey unit of the 3-storey bulding as nightclub
- 10 Nov 2009RenewedContinued use as nightclub
Continued use of the 1st-storey of the 3-storey building as nightclub on lot 99132w ts05 at 43 keong saik road (chinatown (bukit pasoh))
- 23 Dec 2008RenewedContinued use as nightclub
Continued use of the 1st-storey unit of the 3-storey building as nightclub on lot 99132w ts05 at 43 keong saik road. (chinatown (bukit pasoh))
- 17 Jul 2007ApprovedChange of use: restaurant → bar/pub, 2nd and 3rd storey from office to bar/pub to existing 3-storey building
Proposed change of use at 1st storey from restaurant to bar/pub, 2nd and 3rd storey from office to bar/pub to existing 3-storey building (chinatown - bukit pasoh conservation area)
2 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$54.50 per unit).
How does Keong Saik Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Bukit Pasoh Extnsn Constn Area?
Indicative area yield — District 2 retail
An INDICATIVE AREA yield for District 2 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 2 ($ 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 MRT269 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 Outram Park (EW16/NE3/TE17) 121 m, about 78,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 14, about 28,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 26,000 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
- Outram Park (EW16 / NE3 / TE17)121 m · about 78,000 weekday taps
- Maxwell (TE18)162 m · about 23,000 weekday taps
- Chinatown (NE4 / DT19)453 m · about 97,000 weekday taps
- Tanjong Pagar (EW15)578 m · about 85,000 weekday taps
- Telok Ayer (DT18)719 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 28,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Keong Saik Rd (URA)32 mS$1.20 per half-hour at midday on a weekday · 68 car lots
- Teck Lim Rd (URA)45 mS$1.20 per half-hour at midday on a weekday · 14 car lots
- Backlane (Jiak Chuan R D - Teck Lim Rd) (URA)47 m
- Backlane (Keong Saik R D - Neil Rd) (URA)68 m
- Jiak Chuan Rd (URA)70 mS$1.20 per half-hour at midday on a weekday · 12 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?
- Professional, scientific and technical services1
- Wholesale and retail trade1
- Information and communications0
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 43,43A,43B Keong Saik Road, Singapore 089147, 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 3 recorded transactions, the median price is S$3,137 psf. The latest was in August 2014.
What is the nearest MRT station to Bukit Pasoh Extnsn Constn Area?⌄
Maxwell MRT is the closest, 269 m away (about a 4-minute walk).
How many businesses are registered at Bukit Pasoh Extnsn Constn Area?⌄
1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.
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.