CommercialCOMMERCIALConservation999-year leaseholdDistrict 2 · Outram

Bukit Pasoh Extnsn Constn Area

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2024

Quick Summary

Bukit Pasoh Extnsn Constn Area is a commercial building in District 2 · Outram, on land zoned COMMERCIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Sept 2024. 3 units are currently listed for rent. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on Bukit Pasoh Extnsn Constn Area.

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What are the key facts about Bukit Pasoh Extnsn Constn Area?

Key takeawayBukit Pasoh Extnsn Constn Area is a commercial building in District 2 · Outram, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: 999-year leasehold
District / Area: District 2 · Outram
Address: 6 Keong Saik Road
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: 3
ACRA registrations: 6

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 089114.

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 999-year leasehold, with about 940 years remaining on the lease.

2 transactions have been recorded here, at a median of S$3,664 psf. The most recent was in September 2024.

7 businesses are currently registered at this address with ACRA.

The nearest MRT is Maxwell MRT, 278 m away (about a 4-minute walk). The closest bus stop (Bef The Pinnacle @Duxton) is 102 m away (about a 2-minute walk).

What is Bukit Pasoh Extnsn Constn Area zoned as?

Key takeawayBukit Pasoh Extnsn Constn Area sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

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.

Run the full zoning report for this building →

What has Bukit Pasoh Extnsn Constn Area sold for?

Key takeaway2 transactions are on record since 1995, most recently in Sept 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2024	Shop House	S$8.50M	1,389 sqft	$6,121
Aug 2008	Shop House	S$1.68M	1,389 sqft	$1,206

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?

Key takeawayNo street- or building-level rent is published here. Across District 2 retail, retail space rented at a median of $8.70 psf a month in 2026Q3, with the middle half of leases between $7.84 and $9.99. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 2 retail

Region band · 2026Q3

25th pct

$7.84

$84.37 psm

Median

$8.70

$93.65 psm

75th pct

$9.99

$107.51 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 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

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

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.

How fast units move at Bukit Pasoh Extnsn Constn Area

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 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 Bukit Pasoh Extnsn Constn Area?

Key takeawayURA has approved 3 changes of use at Bukit Pasoh Extnsn Constn Area since 2000, most recently in 2022. 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.

F&B and nightlife here

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.

8 Feb 2022ApprovedFloor 4
Change of use: residential unit → office
Change of use at the 4th storey unit (#04-XX) of the 4-storey building ts05 on lot 99382x-pt at 6 keong saik road from residential unit to office (chinatown (bukit pasoh) conservation area)
25 Feb 2021Approved
Change of use to office
Change of use at the 2nd storey unit of the 4-storey building ts05 on lot 99382x-pt at 6 keong saik road to office (chinatown (bukit pasoh) conservation area)
25 Nov 2020Approved
Change of use to office
Change of use at the 3rd storey unit of the 4-storey building ts05 on lot 99382x-pt at 6 keong saik road to office (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).

How does Keong Saik Road price?

Strata sales on the street (5y)

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?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 2 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$93.65 psm/mo

2026Q3

Price side (strata, 5y)

$2,752 psf

14 sales

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 available at Bukit Pasoh Extnsn Constn Area right now?

Key takeaway3 units are currently listed at Bukit Pasoh Extnsn Constn Area. One row per unit; several agents often market the same unit.

For rent (3)

Trophy F&B Address | 6 Keong Saik Road7 agentsS$18k/mo · 1,400 sqft
Cheap! Level 1 F&B Approved Keong Saik Road, Other Trades Retail, Office Welcome3 agentsS$17k/mo · 1,350 sqft
ShopSpace for Rent at Keong Siak (Retail/FnB)2 agentsS$18k/mo · 1,163 sqft

Browse every listing at this building →

What is near Bukit Pasoh Extnsn Constn Area?

Key takeawayThe nearest MRT/LRT is Maxwell MRT, about 278 m away — and 3 competing retail premisess operate nearby.

Getting around

Maxwell MRT278 m · ~4 min

Amenities nearby

Hotel · 63 mBef The Pinnacle @Duxton · 102 mLee Clinic & Surgery · 160 mOutram Park MRT Exit 4 · 161 mPlace Of Worship · 182 mDuxton Plain Pk · 187 mKreta Ayer Community Club · 249 mEducational Institution · 351 mOutram Polyclinic · 365 mSingapore General Hospital · 702 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Hong Heng Seng · 280 mBlk 6 Tanjong Pagar Plaza · 359 m100 Am · 546 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Bukit Pasoh Extnsn Constn Area

Key takeawayThe nearest station is Outram Park (EW16 / NE3 / TE17), 161 m away — a busy station, with about 78,000 taps in and out on an average weekday. 46 public car parks are within 500 m.

Foot traffic: busier than 82% of retail buildings

nearest MRT/LRT Outram Park (EW16/NE3/TE17) 161 m, about 78,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 13, about 17,000 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

Outram Park (EW16 / NE3 / TE17)161 m · about 78,000 weekday taps
Maxwell (TE18)165 m · about 23,000 weekday taps
Tanjong Pagar (EW15)492 m · about 85,000 weekday taps
Chinatown (NE4 / DT19)532 m · about 97,000 weekday taps
Cantonment (CC31)735 m · 3,987 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

13 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Neil Rd Off St (URA)34 m
S$1.20 per half-hour at midday on a weekday · 15 car lots
Backlane (Keong Saik R D) (URA)39 m
Backlane (Teck Lim Rd) (URA)41 m
Jiak Chuan Rd (URA)45 m
S$1.20 per half-hour at midday on a weekday · 12 car lots
Neil Rd (URA)57 m
S$1.20 per half-hour at midday on a weekday · 7 car lots

Nearest URA season parking: Blair Road-Everton Roa D Area, 616 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?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list Bukit Pasoh Extnsn Constn Area as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
4
Accommodation and food services
1
Information and communications
1

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 6 Keong Saik Road, Singapore 089114, 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 999-year leasehold. About 940 years remain on the lease.

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$3,664 psf. The latest was in September 2024.

What is the nearest MRT station to Bukit Pasoh Extnsn Constn Area?⌄

Maxwell MRT is the closest, 278 m away (about a 4-minute walk).

How many businesses are registered at Bukit Pasoh Extnsn Constn Area?⌄

7 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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Read the figures right

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.

F&B / nightlife: per URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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.

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.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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's rules for conservation areas, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.