CommercialCOMMERCIAL & RESIDENTIALConservationDistrict 7 · Downtown Core

Heap Seng House

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Heap Seng House is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.2. 2 units are currently listed for rent. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Heap Seng House.

Ask PropKaki

What are the key facts about Heap Seng House?

Key takeawayHeap Seng House is a commercial building in District 7 · Downtown Core, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Tenure: Not on record
District / Area: District 7 · Downtown Core
Address: 36 Liang Seah Street
Land area: 361 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Hall / Bugis
Transactions on record: None recorded
Live listings: 2
ACRA registrations: 2

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Heap Seng House

Heap Seng House is a mixed-use building in Downtown Core (District 07). It is located along Liang Seah Street, Singapore 189057.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 4.2. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.

It occupies roughly 361 sqm of land with about 1,515 sqm of gross floor area.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Bugis MRT, 228 m away (about a 4-minute walk). The closest bus stop (Bugis Cube) is 75 m away (about a 1-minute walk). Bugis Junction is 107 m away (about a 2-minute walk).

What is Heap Seng House zoned as?

Key takeawayHeap Seng House sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 4.2, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Conservation area: Beach Road
Conserved building: Yes
Urban design area: Udga
Central Area: Yes

BCA-verified envelope: allowable GFA 1,516 sqm · built 523 sqm · headroom 993 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What does space at Heap Seng House rent for?

Key takeawayNo street- or building-level rent is published here. Across District 7 retail, retail space rented at a median of $9.31 psf a month in 2026Q3, with the middle half of leases between $7.09 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 7 retail

Region band · 2026Q3

25th pct

$7.09

$76.30 psm

Median

$9.31

$100.25 psm

75th pct

$13.31

$143.24 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 7 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 Heap Seng House

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 Heap Seng House

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 0 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 Heap Seng House?

Key takeawayURA has approved 1 change of use at Heap Seng House since 2000, most recently in 2023. 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.

25 May 2023ApprovedFloors 1, 2
Change of use to restaurant
Proposed change of use of 1st storey (units #01-XX) and 2nd storey (units #02-XX) to restaurant at heap seng house

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 Liang Seah Street 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 Heap Seng House?

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

Indicative area yield — District 7 retail

Gross yield (area)

4.8%

4.3% net of property tax

Rent side (median of bands)

$100.25 psm/mo

2026Q3

Price side (strata, 5y)

$2,348 psf

241 sales

An INDICATIVE AREA yield for District 7 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 7 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$93.33	$113.33	$165.94
Level 4 & Above · 30 & Below	$69.42	$79.17	$140.05
B1 & Below · 30 & Below	$94.66	$392.16	$721.70
Level 2 & 3 · 30 & Below	$71.79	$88.95	$100.36
Level 1 · >30 - 100	$84.41	$129.03	$192.55
Level 2 & 3 · >30 - 100	$53.85	$86.57	$113.16
B1 & Below · >30 - 100	$71.03	$80.88	$146.17
Level 4 & Above · >30 - 100	$47.06	$59.43	$68.42

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 Heap Seng House right now?

Key takeaway2 units are currently listed at Heap Seng House. One row per unit; several agents often market the same unit.

For rent (2)

Takeover F&B Shophouse at Liang Seah StreetS$15k/mo · 600 sqft
Beauty Shop TakeoverS$6k/mo · 877 sqft

Browse every listing at this building →

What is near Heap Seng House?

Key takeawayThe nearest MRT/LRT is Bugis MRT, about 228 m away.

Getting around

Bugis MRT228 m · ~4 min

Amenities nearby

Bugis Cube · 75 mBugis Junction · 107 mBugis MRT Exit D · 111 mCold Storage Singapore (1983) Pte Ltd · 152 mHotel · 173 mDTAP @ Duo Medical Clinic · 179 mEducational Institution · 280 mPlace Of Worship · 280 mRaffles Hospital · 338 mAlbert Centre Market & Food Centre · 369 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Heap Seng House

Key takeawayThe nearest station is Bugis (EW12 / DT14), 110 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 18 public car parks are within 500 m.

Foot traffic: busier than 96% of retail buildings

nearest MRT/LRT Bugis (EW12/DT14) 110 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 23, about 42,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 13,000 residents within 1 km (June 2026); 9 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

Bugis (EW12 / DT14)110 m · about 109,000 weekday taps
Esplanade (CC3)528 m · about 15,000 weekday taps
Bras Basah (CC2)561 m · about 10,000 weekday taps
Bencoolen (DT21)592 m · about 20,000 weekday taps
Promenade (CC4 / DT15)667 m · about 45,000 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 Heap Seng House. Transfers between lines don't tap, so interchanges read low.

Bus

23 bus stops within 400 m, with about 42,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Liang Seah St (URA)49 m
S$1.20 per half-hour at midday on a weekday · 45 car lots
Backlane (Purvis St) (URA)221 m
North Bridge Rd Off St (URA)224 m
S$0.75 per half-hour at midday on a weekday · 92 car lots
Purvis St (URA)242 m
S$1.20 per half-hour at midday on a weekday · 43 car lots
Cheng Yan Place (URA)244 m
S$1.20 per half-hour at midday on a weekday · 4 car lots

Nearest URA season parking: Kampong Glam Area, 598 m away, S$125/month.

Public car parks only, by straight-line distance, with the operator's published rates. Heap Seng House's own car park, if it has one, and its charges are not in the open data.

Who's registered at Heap Seng House?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Heap Seng House as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Accommodation and food services
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.

What is Heap Seng House's BCA building profile?

BCA building type: Mixed Development
Green Mark: NA (NA)
Energy use intensity: 176 kWh/m²·yr

Frequently asked questions about Heap Seng House

Where is Heap Seng House?⌄

Heap Seng House is at 36 Liang Seah Street, Singapore 189057, in the Downtown Core planning area.

What is Heap Seng House zoned as?⌄

Heap Seng House sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.

Is Heap Seng House a conserved property?⌄

Yes. Heap Seng House falls within a URA conservation area, so external works are subject to conservation guidelines.

Have there been any recorded transactions at Heap Seng House?⌄

No caveats have been lodged for Heap Seng House in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Heap Seng House?⌄

Bugis MRT is the closest, 228 m away (about a 4-minute walk).

How many businesses are registered at Heap Seng House?⌄

2 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.

For agents · in the PropKaki app

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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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.