Liang Court
Liang Court is a commercial building in District 6 · Singapore River, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. It is leasehold with roughly 51 years remaining. 2 transactions are on record since 1995, most recently in Mar 2019. ACRA records 4 live company registrations at this address.
What are the key facts about Liang Court?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Leasehold
- District / Area
- District 6 · Singapore River
- Address
- 177 River Valley Road
- Land area
- 32,931 sqm
- Completed
- Not on record
- Storeys
- 24 (© OpenStreetMap contributors)
- Strata lots (whole development, MCST)
- 3
- Managing agent
- Jones Lang LaSalle Property Consultants Pte Ltd
- Strata formed
- 2006 (MCST 3027)
- Submarket
- City Fringe
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 4
About Liang Court
Liang Court is a mixed-use building in Singapore River (District 06). It is located along River Valley Road, Singapore 179030.
Under the URA Master Plan it sits on land zoned commercial & residential. It lies inside the Central Area.
The site is leasehold, with about 51 years remaining on the lease. It occupies roughly 32,931 sqm of land.
2 transactions have been recorded here, at a median of S$642 psf. The most recent was in March 2019.
7 businesses are currently registered at this address with ACRA.
The nearest MRT is Fort Canning MRT, 116 m away (about a 2-minute walk). The closest bus stop (Bef Fort Canning Stn) is 57 m away (about a 1-minute walk).
What is Liang Court zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Liang Court sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2019 | Retail | S$400.00M | 447,406 sqft | $894 |
| Mar 2006 | Retail | S$175.00M | 447,406 sqft | $391 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Liang Court rent for?
Retail space on River Valley Road
Street level · 2026Q3S$ per sq ft per month · median +11.6% on a year earlier
URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) 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. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Office space on River Valley Road
Street level · 2026Q3S$ per sq ft per month (median only published)
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 6 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 6 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 Liang Court
- 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 Liang Court?
- 16 Jul 2018RenewedFloor B1Continued use as massage establishment
Continued use of units #B1-XX and #B1-XX shop as massage establishment (category 1 massage establishment with licence by police)
- 19 Jul 2016ApprovedFloor B1Change of use: shop → massage establishment
Proposed change of use of unit #B1-XX and #B1-XX from shop to massage establishment (category 1 massage establishment with licence by police)
- 25 Feb 2016ApprovedFloor 3Change of use to health centre
Change of use of #03-XX to health centre at liang court shopping centre
- 31 Oct 2013Agency worksFloor 1Change of use to restaurant
Lodgement for change of use of units #01-XX and #01-XX to restaurant at liang court shopping centre on lot 00147v ts09 at 177 river valley road (singapore river planning area)
- 16 Aug 2013Agency worksFloor 1Change of use: corridor → restaruant as an extension to the restaurant
Lodgment for proposed change of use of part of 1st storey from corridor to restaruant as an extension to the restaurant at unit #01-XX at liang court
- 26 Jul 2013Agency worksFloor 5Change of use to commercial school
Lodgment for proposed use of units #05-XX & #05-XX as commercial school at liang court
- 22 Jul 2013ApprovedFloor 2Change of use to commercial school
Change of use unit #02-XX to commercial school at liang court shopping centre
- 1 Aug 2012ApprovedFloor 1Change of use to depicted on plan to restaurant
Proposed change of use of shop (unit #01-XX) and part of the 1st storey corridor as depicted on plan to restaurant at liang court complex
- 25 Jun 2012ApprovedAdditions & alterations
Proposed outdoor lighting to existing liang court complex
- 15 Feb 2012ApprovedAdditions & alterations
Proposed additions and alterations involving new canopy and new covered linkway to the existing taxi stand at liang court shopping centre ts 09 on lot 00147v and 00146w (state land) at 177 river valley road singapore 179030
- 24 Oct 2011Agency worksFloor 2Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
- 12 Sept 2011ApprovedFloor 2Change of use to health centre
Change of use of #02-XX to health centre (spa,massage & fitness centre) at liang court shopping centre
34 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$54.50 per unit).
How does River Valley Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Liang Court?
Indicative area yield — District 6 retail
An INDICATIVE AREA yield for District 6 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 6 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $90.91 | $119.62 | $286.43 |
| Level 1 · 30 & Below | $81.61 | $93.33 | $107.01 |
| Level 4 & Above · 30 & Below | $80.57 | $83.33 | $94.29 |
| Level 2 & 3 · 30 & Below | $76.01 | $92.73 | $109.89 |
| Level 4 & Above · >30 - 100 | $67.39 | $75.36 | $96.63 |
| B1 & Below · >30 - 100 | $144.93 | $225.01 | $270.37 |
| Level 2 & 3 · >30 - 100 | $66.18 | $87.34 | $123.84 |
| Level 1 · >30 - 100 | $128.26 | $130.89 | $160.15 |
Office rents — Central Area ($ 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 Liang Court?
Getting around
- Fort Canning MRT117 m · ~2 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 Liang Court
nearest MRT/LRT Fort Canning (DT20) 116 m, about 14,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 10, about 15,000 taps a weekday; Singapore River: 18,341 resident workers (Census 2020, by workplace); about 14,000 residents within 1 km (June 2026); 10 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
- Fort Canning (DT20)116 m · about 14,000 weekday taps
- Clarke Quay (NE5)323 m · about 31,000 weekday taps
- Chinatown (NE4 / DT19)690 m · about 97,000 weekday taps
- Dhoby Ghaut (NS24 / NE6 / CC1)809 m · about 64,000 weekday taps
- Bras Basah (CC2)821 m · about 10,000 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 Liang Court. Transfers between lines don't tap, so interchanges read low.
Bus
10 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- CQ @ Clarke Quay (development car park)220 mrates not published as open data
- Clemenceau Ave Off St (URA)276 mS$1.20 per half-hour at midday on a weekday · 31 car lots
- Unity St (URA)309 mS$0.60 per half-hour at midday on a weekday · 10 car lots
- Tank Rd (URA)376 mS$0.60 per half-hour at midday on a weekday · 18 car lots
- Mohd Sultan Rd (URA)424 mS$0.60 per half-hour at midday on a weekday · 74 car lots
Public car parks only, by straight-line distance, with the operator's published rates. Liang Court's own car park, if it has one, and its charges are not in the open data.
Who's registered at Liang Court?
- Arts, entertainment and recreation2
- Wholesale and retail trade1
- Financial and insurance1
- Accommodation and food services0
- Professional, scientific and technical services0
- Other services0
- Information and communications0
- Manufacturing0
- Construction0
- Transportation and storage0
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.
What is Liang Court's BCA building profile?
- BCA building type
- Retail
- Green Mark
- NA (NA)
- Energy use intensity
- 347 kWh/m²·yr
Frequently asked questions about Liang Court
Where is Liang Court?⌄
Liang Court is at 177 River Valley Road, Singapore 179030, in the Singapore River planning area.
What is Liang Court zoned as?⌄
Liang Court sits on land zoned commercial & residential under the URA Master Plan.
What is the tenure of Liang Court?⌄
Liang Court is leasehold. About 51 years remain on the lease.
What have units at Liang Court sold for?⌄
Across 2 recorded transactions, the median price is S$642 psf. The latest was in March 2019.
What is the nearest MRT station to Liang Court?⌄
Fort Canning MRT is the closest, 116 m away (about a 2-minute walk).
How many businesses are registered at Liang Court?⌄
7 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 Liang Court.
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.