CommercialCOMMERCIALConservationLeaseholdDistrict 2 · Outram

Heritage Court

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2001

Quick Summary

Heritage Court is a commercial building in District 2 · Outram, on land zoned COMMERCIAL under the URA Master Plan. It is leasehold with roughly 67 years remaining. 1 transaction is on record since 1995, most recently in May 2001. ACRA records 15 live company registrations at this address.

The facts are here — now get the verdict on Heritage Court.

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What are the key facts about Heritage Court?

Key takeawayHeritage Court is a commercial building in District 2 · Outram, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Leasehold
District / Area: District 2 · Outram
Address: 48,50 Peck Seah Street
Land area: 232 sqm
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 15

About Heritage Court

Heritage Court is a commercial building in Outram (District 02). It is located along Peck Seah Street, Singapore 079317.

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 leasehold, with about 67 years remaining on the lease. It occupies roughly 232 sqm of land.

1 transaction has been recorded here, at a median of S$1,671 psf. The most recent was in May 2001.

19 businesses are currently registered at this address with ACRA.

The nearest MRT is Tanjong Pagar MRT, 186 m away (about a 3-minute walk). The closest bus stop (Bef Craig Rd) is 123 m away (about a 2-minute walk).

What is Heritage Court zoned as?

Key takeawayHeritage Court 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 (Tanjong Pagar)
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Heritage Court sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2001 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2001	Shop House	S$4.70M	2,813 sqft	$1,671

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 Heritage Court rent for?

Key takeawayNo rent is published for Heritage Court itself. On its street, Peck Seah Street, office space rented at a median of $7.33 psf a month in 2026Q3, with the middle half of leases between $7.17 and $7.80. That is not this building's own rent, and never a quote for a particular unit.

Office space on Peck Seah Street

Street level · 2026Q3

25th pct

$7.17

$77.20 psm

Median

$7.33

$78.95 psm

75th pct

$7.80

$84.01 psm

S$ per sq ft per month · median -0.2% on a year earlier

2023Q4 · $85.37 psm2026Q3 · $78.95 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

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 Heritage Court

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.

What's been approved at Heritage Court?

Key takeawayURA has approved 2 changes of use at Heritage Court since 2000, most recently in 2016. 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.

11 Jun 2025Renewed
Continued use as restaurant
Continued use at the 1st storey units of the 2-storey building with attic ts03 on lot 00592p at 48 & 50 peck seah street as restaurant (chinatown (tanjong pagar) conservation area)
5 Oct 2022Renewed
Continued use as restaurant
Continued use at the 1st storey unit of the 2-storey building with attic ts03 on lot 00592p at 48 & 50 peck seah street as restaurant (chinatown (tanjong pagar) conservation area) on lot 00592p ts03 at 48 peck seah street (chinatown -tanjong pagar conservation area) on lot 00592p ts03 at 48 peck seah street (chinatown -tanjong pagar conservation area)
16 Jun 2020Renewed
Continued use as restaurant
Continued use at the 1st storey unit of the 2-storey building with attic ts03 on lot 00592p at 48 and 50 peck seah street as restaurant (chinatown (tanjong pagar) conservation area)
21 May 2018Renewed
Continued use as restaurant
Continued use at the 1st storey unit of the 2-storey building with attic ts03 on lot 00592p at 48 and 50 peck seah street as restaurant (chinatown (tanjong pagar) conservation area)
16 Aug 2016Approved
Additions & alterations
Proposed additions and alterations to the 2-storey building with attic ts03 on lot 00592p at units 48 & 48a (formerly known as units 48 & 50) peck seah street (chinatown (tanjong pagar) conservation area)
15 Jun 2016Approved
Change of use to restaurant
Change of use at the 1st storey unit of the 2-storey building with attic ts03 on lot 00592p at 48 and 50 peck seah street to restaurant (chinatown (tanjong pagar) conservation area)
27 Aug 2015Approved
Additions & alterations
Proposed additions and alterations to the 2-storey building with attic, and use at the 1st storey, 2nd storey and attic as existing office ts03 on lot 00592p at units 48 & 48a (formerly know as units 48 & 50) peck seah street (chinatown (tanjong pagar) conservation area)
6 Dec 2001Approved
Additions & alterations
Proposed addistions / alterations to existing 2 storey buildings and use of 1st, 2nd storey and roof mezzanine as office
26 Sept 2001Approved
Change of use: sports culb → office
Proposed change of use at 1st, 2nd storey and roof mezzanine from sports culb to office

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 Peck Seah Street price?

Key takeawayAcross 25 strata sales on Peck Seah Street in the last 5 years, the median is $2,606 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,606

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Heritage Court?

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 near Heritage Court?

Key takeawayThe nearest MRT/LRT is Tanjong Pagar MRT, about 186 m away — and 3 competing retail premisess operate nearby.

Getting around

Tanjong Pagar MRT186 m · ~3 min

Amenities nearby

Hotel · 9 mHeals Clinic · 34 mBef Craig Rd · 123 mTanjong Pagar MRT Exit A · 171 mTras Link Pk · 199 mPlace Of Worship · 202 mTanjong Pagar Community Club · 407 mEducational Institution · 527 mOutram Polyclinic · 739 mOutram Community Hospital · 1.0 km

Competing premises nearby

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

Lotte Mart Pte. Ltd. · 98 mAmoy Street Food Centre · 222 mIcon Village · 310 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Heritage Court

Key takeawayThe nearest station is Tanjong Pagar (EW15), 171 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 46 public car parks are within 500 m.

Foot traffic: busier than 76% of retail buildings

nearest MRT/LRT Tanjong Pagar (EW15) 171 m, about 85,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 11, about 14,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 20,000 residents within 1 km (June 2026); 6 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

Tanjong Pagar (EW15)171 m · about 85,000 weekday taps
Maxwell (TE18)304 m · about 23,000 weekday taps
Outram Park (EW16 / NE3 / TE17)550 m · about 78,000 weekday taps
Prince Edward Road (CC32)552 m · 3,673 weekday taps
Shenton Way (TE19)568 m · about 32,000 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 Heritage Court. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Peck Seah St (URA)24 m
S$1.20 per half-hour at midday on a weekday · 4 car lots
Tras St (URA)73 m
S$1.20 per half-hour at midday on a weekday · 66 car lots
Peck Seah St Off St (URA)75 m
S$1.50 per half-hour at midday on a weekday · 150 car lots
Backlane (Peck Seah St - Tras St) (URA)86 m
Backlane (Tras St - Co Ok St) (URA)94 m

Nearest URA season parking: Blair Road-Everton Roa D Area, 887 m away, S$80/month.

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

Who's registered at Heritage Court?

Key takeaway15 live companies (and LLPs and branches; sole proprietors are not counted) list Heritage Court as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
7
Professional, scientific and technical services
3
Wholesale and retail trade
2
Real estate
2
Administrative and support 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.

Frequently asked questions about Heritage Court

Where is Heritage Court?⌄

Heritage Court is at 48,50 Peck Seah Street, Singapore 079317, in the Outram planning area.

What is Heritage Court zoned as?⌄

Heritage Court sits on land zoned commercial under the URA Master Plan.

What is the tenure of Heritage Court?⌄

Heritage Court is leasehold. About 67 years remain on the lease.

Is Heritage Court a conserved property?⌄

Yes. Heritage Court falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Heritage Court sold for?⌄

Across 1 recorded transaction, the median price is S$1,671 psf. The latest was in May 2001.

What is the nearest MRT station to Heritage Court?⌄

Tanjong Pagar MRT is the closest, 186 m away (about a 3-minute walk).

How many businesses are registered at Heritage Court?⌄

19 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.