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 freehold. 1 transaction is on record since 1995, most recently in Aug 2010. ACRA records 0 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
- Freehold
- District / Area
- District 7 · Rochor
- Address
- 8 Aliwal Street
- 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
- 0
About Kampong Glam Conservation Area
Kampong Glam Conservation Area is a commercial conservation area in Rochor (District 07). It is located along Aliwal Street, Singapore 199901.
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 freehold.
1 transaction has been recorded here, at a median of S$1,537 psf. The most recent was in August 2010.
The nearest MRT is Nicoll Highway MRT, 347 m away (about a 5-minute walk). The closest bus stop (Sultan Plaza) is 105 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
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Aug 2010 | Shop House | S$2.20M | 1,428 sqft | $1,537 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Kampong Glam Conservation Area rent for?
Retail space — District 7 retail
Region band · 2026Q3S$ 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 Nov 2025ApprovedAdditions & alterations
Proposed amendment to approved additions and alterations to an integrated development comprising 3 existing 2-storey conserved shophouses with roof mezzanine involving change of use from boarding house to hotel with 36 rooms (and take-away foodshop at front 1st storey of unit 10) on lots 00402v, 00403p & 00404t ts14 at 8, 10 & 12 aliwal street (kampong glam conservation area)
- 17 Jul 2024ApprovedAdditions & alterations
Proposed additions and alterations to an integrated development comprising 3 existing 2-storey conserved shophouses with roof mezzanine involving change of use from boarding house to hotel with 36 rooms (and take-away foodshop at front 1st storey of unit 10) on lots 00402v, 00403p & 00404t ts14 at 8, 10 & 12 aliwal street (kampong glam conservation area)
- 27 Feb 2024RenewedContinued use as boarding house
Continued use at the 1st, 2nd (38 guest rooms) & mezzanine (15 guest rooms) of the 2-storey conserved building with roof mezzanine as boarding house (total 53 guest rooms) at 8, 10 & 12 aliwal street
- 23 Feb 2023RenewedContinued use as boarding house
Continued use at the 1st, 2nd (38 guest rooms) & mezzanine (15 guest rooms) of the 2-storey conserved building with roof mezzanine as boarding house (total 53 guest rooms) at 8, 10 & 12 aliwal street
- 28 Mar 2022RenewedContinued use as boarding house
Continued use at the 1st, 2nd (38 guest rooms) & mezzanine (15 guest rooms) of the 2-storey conserved building with roof mezzanine as boarding house (total 53 guest rooms) at 8, 10 & 12 aliwal street
- 10 May 2021RenewedContinued use as boarding house
Continued use at the 1st, 2nd (39 guest rooms) & mezzanine (15 guest rooms) of the 2-storey conserved building with roof mezzanine as boarding house (total 54 guest rooms) at 8, 10 & 12 aliwal street
- 21 Mar 2018RenewedContinued use as boarding house
Continued use at the 1st, 2nd (39 guest rooms) & mezzanine (15 guest rooms) of the 2-storey conserved building with roof mezzanine as boarding house (total 54 guest rooms) at 8, 10 & 12 aliwal street
- 13 Apr 2015ApprovedAdditions & alterations
Proposed addition/alteration to existing 2-storey conserved buildings with roof mezzanine for boarding house (39 guest rooms) at 1st & 2nd storey involving addition of new staircases and change of use at roof mezzanine (attic) from ancillary offices to boarding house (additional 15 guest rooms) - total 54 boarding house guest rooms
- 19 Mar 2012ApprovedAdditions & alterations
Proposed addition & alteration to 3 units of conserved building with roof mezzanine and change of use of 1st and 2nd storey restaurant of nos 10 & 12 aliwal street, 1st storey shop and 2nd storey restaurant of no. 8 aliwal street to hotel (19 rooms) and change of use of roof mezzanine from office to ancillary hotel uses on lots ts14-00402v, 00403p & 0404t at 8,10 & 12 at aliwal street (kampong glam conservation area)
- 1 Nov 2011ApprovedAdditions & alterations
Proposed addition & alteration works for 2 storey and mezzanine conservation shophouse at 8, 10 & 12 aliwal street on lot ts14-00402v, 00403p & 00404t (kampong glam conservation area)
- 22 Mar 2011ApprovedAdditions & alterations
Proposed addition & alteration to the 2-storey conserved building with roof mezzanine at 8 aliwal street and use of 1st storey as shop and 2nd storey and roof mezzanine as bar (kampong glam conservation area)
- 20 Dec 2010ApprovedChange of use: restaurant → bar
Change of use of the 2-storey conserved building at 8 aliwal street from restaurant to bar at the 2nd storey and from office to bar at the roof mezzanine (attic) (kampong glam conservation area)
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$54.50 per unit).
How does Aliwal Street price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Kampong Glam Conservation Area?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ 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 MRT347 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 Nicoll Highway (CC5) 306 m, about 10,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 13, about 16,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 21,000 residents within 1 km (June 2026); 3 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
- Nicoll Highway (CC5)306 m · about 10,000 weekday taps
- Bugis (EW12 / DT14)538 m · about 109,000 weekday taps
- Lavender (EW11)604 m · about 39,000 weekday taps
- Jalan Besar (DT22)756 m · about 21,000 weekday taps
- Promenade (CC4 / DT15)887 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
13 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Pahang St (URA)36 mS$0.60 per half-hour at midday on a weekday · 25 car lots
- Jln Sultan (URA)64 mS$0.60 per half-hour at midday on a weekday · 23 car lots
- Pahang St Off St (URA)68 mS$0.75 per half-hour at midday on a weekday · 32 car lots
- Sultan Gate (URA)92 mS$0.60 per half-hour at midday on a weekday · 21 car lots
- Aliwal St (URA)98 mS$0.60 per half-hour at midday on a weekday · 69 car lots
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.
How many companies are registered at Kampong Glam Conservation Area?
- Live registrations
- 0
- Registered last 3 years
- 0
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.
Frequently asked questions about Kampong Glam Conservation Area
Where is Kampong Glam Conservation Area?⌄
Kampong Glam Conservation Area is at 8 Aliwal Street, Singapore 199901, 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 freehold.
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$1,537 psf. The latest was in August 2010.
What is the nearest MRT station to Kampong Glam Conservation Area?⌄
Nicoll Highway MRT is the closest, 347 m away (about a 5-minute walk).
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.