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 999-year leasehold. 1 transaction is on record since 1995, most recently in Mar 2014. ACRA records 1 live company registration 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
- 999-year leasehold
- District / Area
- District 7 · Rochor
- Address
- 31 Bali Lane
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About Kampong Glam Conservation Area
Kampong Glam Conservation Area is a commercial conservation area in Rochor (District 07). It is located along Bali Lane, Singapore 189867.
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 806 years remaining on the lease.
1 transaction has been recorded here, at a median of S$6,217 psf. The most recent was in March 2014.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Bugis MRT, 314 m away (about a 5-minute walk). The closest bus stop (Opp Duo Residences) is 75 m away (about a 1-minute walk).
What is Kampong Glam Conservation Area zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Kampong Glam
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Kampong Glam Conservation Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2014 | Shop House | S$4.45M | 716 sqft | $6,217 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Kampong Glam Conservation Area rent for?
Retail space — District 7 retail
Region band · 2026Q3S$ 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.
- 29 Nov 2024RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 27 Dec 2023RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 29 Dec 2022RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 14 Dec 2021RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 28 Dec 2020RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 18 Dec 2019ApprovedChange of use to restaurant
Proposed change of use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 8 May 2018RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 24 May 2016RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as restaurant at 31 bali lane
- 13 Jun 2014RenewedContinued use as restaurant
Continued of use at the 1st storey of the 2-storey building at 31 bali lane from shop to restaurant
- 27 Nov 2013ApprovedChange of use: shop → restaurant
Proposed change of use at the 1st storey of the 2-storey building at 31 bali lane from shop to restaurant
- 3 Aug 2011ApprovedChange of use: shop → pub
Proposed change of use to the existing 2-storey shophouse from shop to pub at 1st storey on lot 99902w ts 13 at no. 31 bali lane
- 31 May 2005ApprovedChange of use: office → restaurant
Proposed change of use from office to restaurant (snack bar/cafe) at 2nd sty only
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
- Bugis MRT314 m · ~5 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) 231 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 17, about 32,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 22,000 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
- Bugis (EW12 / DT14)231 m · about 109,000 weekday taps
- Jalan Besar (DT22)529 m · about 21,000 weekday taps
- Nicoll Highway (CC5)581 m · about 10,000 weekday taps
- Rochor (DT13)673 m · about 22,000 weekday taps
- Promenade (CC4 / DT15)825 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 32,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Bali Lane (URA)15 mS$0.60 per half-hour at midday on a weekday · 5 car lots
- Arab St (URA)109 mS$0.60 per half-hour at midday on a weekday · 69 car lots
- Backlane (Arab St - Jl N Pinang) (URA)131 m
- Jln Pinang (URA)161 mS$0.60 per half-hour at midday on a weekday · 10 car lots
- Backlane (Baghdad St - Muscat St) (URA)161 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?
- Wholesale and retail trade1
- Administrative and support services0
- Financial and insurance0
- Real estate0
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 31 Bali Lane, Singapore 189867, 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 999-year leasehold. About 806 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 1 recorded transaction, the median price is S$6,217 psf. The latest was in March 2014.
What is the nearest MRT station to Kampong Glam Conservation Area?⌄
Bugis MRT is the closest, 314 m away (about a 5-minute walk).
How many businesses are registered at Kampong Glam Conservation Area?⌄
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.
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.