Kampong Glam Conservation Area
Kampong Glam Conservation Area is a commercial building in District 7 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. It is leasehold with roughly 68 years remaining. 2 transactions are on record since 1995, most recently in Oct 2021. ACRA records 5 live company registrations at this address.
What are the key facts about Kampong Glam Conservation Area?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Leasehold
- District / Area
- District 7 · Rochor
- Address
- 20 Baghdad Street
- 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
- 5
About Kampong Glam Conservation Area
Kampong Glam Conservation Area is a commercial conservation area in Rochor (District 07). It is located along Baghdad Street, Singapore 199659.
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 68 years remaining on the lease.
2 transactions have been recorded here, at a median of S$5,086 psf. The most recent was in October 2021.
5 businesses are currently registered at this address with ACRA.
The nearest MRT is Nicoll Highway MRT, 451 m away (about a 7-minute walk). The closest bus stop (Opp Plaza Parkroyal) is 98 m away (about a 2-minute walk).
What is Kampong Glam Conservation Area zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Kampong Glam
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Kampong Glam Conservation Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Oct 2021 | Shop House | S$6.88M | 851 sqft | $8,081 |
| Apr 2010 | Shop House | S$1.78M | 851 sqft | $2,091 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Kampong Glam Conservation Area rent for?
Retail space — District 7 retail
Region band · 2026Q3S$ 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 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 Kampong Glam Conservation 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 Kampong Glam Conservation Area?
No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area). URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.
Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches); 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.
- 18 Mar 2026RenewedContinued use as restaurant
Continued use of the 2nd storey premises as restaurant
- 14 Jan 2026RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant
- 13 Mar 2025RenewedContinued use as restaurant
Continued use of the 2nd storey premises as restaurant
- 7 Feb 2025RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant
- 20 Feb 2024RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant
- 25 Jul 2023RenewedContinued use as restaurant
Proposed change of use of the 2nd storey premises to restaurant
- 1 Mar 2022RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant
- 24 Jan 2019RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant
- 19 Mar 2018RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant
- 2 Feb 2017RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant
- 4 Apr 2016RenewedContinued use as restaurant
Continued use of 1st storey premises as restaurant on lot 01009n ts13 at 20 baghdad street (rochor planning area)
- 2 Apr 2015RenewedContinued use as restaurant
Continued use of 1st storey as restaurant at 20 baghdad street
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$54.50 per unit).
What do commercial rents run near Kampong Glam Conservation Area?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ 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 near Kampong Glam Conservation Area?
Getting around
- Nicoll Highway MRT451 m · ~7 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 Kampong Glam Conservation Area
nearest MRT/LRT Bugis (EW12/DT14) 335 m, about 109,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 17, about 20,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 21,000 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
- Bugis (EW12 / DT14)335 m · about 109,000 weekday taps
- Nicoll Highway (CC5)424 m · about 10,000 weekday taps
- Jalan Besar (DT22)654 m · about 21,000 weekday taps
- Lavender (EW11)762 m · about 39,000 weekday taps
- Promenade (CC4 / DT15)783 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 Kampong Glam Conservation Area. Transfers between lines don't tap, so interchanges read low.
Bus
17 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Baghdad St (URA)30 mS$0.60 per half-hour at midday on a weekday · 19 car lots
- Bussorah St (URA)32 mS$0.60 per half-hour at midday on a weekday · 13 car lots
- Backlane (Baghdad St) (URA)52 m
- Baghdad St Off St (URA)65 mS$0.75 per half-hour at midday on a weekday · 25 car lots
- Backlane (Baghdad St - Muscat St) (URA)78 m
Public car parks only, by straight-line distance, with the operator's published rates. Kampong Glam Conservation Area's own car park, if it has one, and its charges are not in the open data.
Who's registered at Kampong Glam Conservation Area?
- Accommodation and food services5
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 Kampong Glam Conservation Area
Where is Kampong Glam Conservation Area?⌄
Kampong Glam Conservation Area is at 20 Baghdad Street, Singapore 199659, in the Rochor planning area.
What is Kampong Glam Conservation Area zoned as?⌄
Kampong Glam Conservation Area sits on land zoned commercial under the URA Master Plan.
What is the tenure of Kampong Glam Conservation Area?⌄
Kampong Glam Conservation Area is leasehold. About 68 years remain on the lease.
Is Kampong Glam Conservation Area a conserved property?⌄
Yes. Kampong Glam Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at Kampong Glam Conservation Area sold for?⌄
Across 2 recorded transactions, the median price is S$5,086 psf. The latest was in October 2021.
What is the nearest MRT station to Kampong Glam Conservation Area?⌄
Nicoll Highway MRT is the closest, 451 m away (about a 7-minute walk).
How many businesses are registered at Kampong Glam Conservation Area?⌄
5 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.
The facts are here — now get the verdict on Kampong Glam Conservation 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.