CommercialCOMMERCIAL & RESIDENTIALConservation999-year leaseholdDistrict 7 · Downtown Core

Liang Seah Court

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2022

Quick Summary

Liang Seah Court is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.2. It is 999-year leasehold. 8 transactions are on record since 1995, most recently in Apr 2022. 4 units are currently listed for sale or rent. ACRA records 15 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Liang Seah Court?

Key takeawayLiang Seah Court is a commercial building in District 7 · Downtown Core, zoned COMMERCIAL & RESIDENTIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Tenure: 999-year leasehold
District / Area: District 7 · Downtown Core
Address: 8 Liang Seah Street
Land area: 409 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 20
Managing agent: ETREE STRATA MANAGEMENT PTE LTD
Strata formed: 1999 (MCST 2338)
Submarket: City Hall / Bugis
Units with a recorded sale: At least 7
Transactions on record: 8 (records start 1995)
Live listings: 4
ACRA registrations: 15

What are the specs at Liang Seah Court?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Liang Seah Court

Liang Seah Court is a mixed-use building in Downtown Core (District 07). It is located along Liang Seah Street, Singapore 189029.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 4.2. 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 800 years remaining on the lease. It occupies roughly 409 sqm of land with about 1,720 sqm of gross floor area.

8 transactions have been recorded here, at a median of S$1,308 psf. The most recent was in April 2022.

19 businesses are currently registered at this address with ACRA.

The nearest MRT is Bugis MRT, 295 m away (about a 5-minute walk). The closest bus stop (Shaw Twrs) is 104 m away (about a 2-minute walk).

What is Liang Seah Court zoned as?

Key takeawayLiang Seah Court sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 4.2, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Conservation area: Beach Road
Conserved building: Yes
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has Liang Seah Court sold for?

Key takeaway8 transactions are on record since 1995, most recently in Apr 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2022	Shop House	S$1.55M	592 sqft	$2,618
Sept 2021	Office	S$2.65M	1,259 sqft	$2,104
Apr 2019	Office	S$1.11M	592 sqft	$1,875
Jul 2003	Retail	S$667k	624 sqft	$1,068
Oct 2000	Retail	S$900k	614 sqft	$1,467
Mar 2000	Office	S$600k	581 sqft	$1,032
May 1997	Office	S$668k	581 sqft	$1,149
Apr 1997	Office	S$640k	581 sqft	$1,101

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 Seah Court rent for?

Key takeawayNo street- or building-level rent is published here. Across District 7 retail, retail space rented at a median of $9.31 psf a month in 2026Q3, with the middle half of leases between $7.09 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 7 retail

Region band · 2026Q3

25th pct

$7.09

$76.30 psm

Median

$9.31

$100.25 psm

75th pct

$13.31

$143.24 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 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 Liang Seah 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.

How fast units move at Liang Seah Court

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent; 1 unit for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Liang Seah Court?

Key takeawayURA has approved 5 changes of use at Liang Seah Court since 2000, most recently in 2021, and refused 1. 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.

19 Feb 2024RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant at 8 liang seah street
6 Sept 2023RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
22 Aug 2023RenewedFloor 1
Continued use as restaurant
Continued use of 1st storey unit #01-XX as restaurant
10 Jul 2023RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
23 Mar 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of shop unit #01-XX to restaurant at 8 liang seah street
7 Aug 2020RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
22 Jul 2020ApprovedFloor 1
Change of use to restaurant
Change of use of shop unit #01-XX as restaurant at 8 liang seah street
24 Jan 2019RenewedFloor 1
Continued use as restaurant
Continued use of 1st storey unit #01-XX as restaurant
5 Oct 2017ApprovedFloor 1
Change of use: shop → restaurant
Proposed change of use of unit #01-XX from shop to restaurant at 8 liang seah street
25 Nov 2016RefusedFloor 1
Change of use to sex shop
Retention of use of unit #01-XX to sex shop at 8 liang seah street
3 Feb 2016RenewedFloor 1
Continued use as restaurant
Continued use of 1st storey unit #01-XX as restaurant
20 Dec 2012RenewedFloor 1
Continued use as restaurant
Continued use of 1st storey unit #01-XX as restaurant

3 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 Liang Seah Street price?

Strata sales on the street (5y)

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 Seah 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 7 retail

Gross yield (area)

4.8%

4.3% net of property tax

Rent side (median of bands)

$100.25 psm/mo

2026Q3

Price side (strata, 5y)

$2,348 psf

241 sales

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 available at Liang Seah Court right now?

Key takeaway4 units are currently listed at Liang Seah Court — 1 for sale and 3 for rent. One row per unit; several agents often market the same unit.

For sale (1)

Liang Seah CourtS$4.29M · 1,606 sqft

For rent (3)

Liang Seah CourtS$4k/mo · 750 sqft
8 Liang Seah Street2 agentsS$15k/mo · 624 sqft
liang seah street2 agentsS$15k/mo · 600 sqft

Browse every listing at this building →

What is near Liang Seah Court?

Key takeawayThe nearest MRT/LRT is Bugis MRT, about 295 m away — and 3 competing retail premisess operate nearby.

Getting around

Bugis MRT295 m · ~5 min

Amenities nearby

Shaw Twrs · 104 mBugis MRT Exit D · 125 mHotel · 151 mDTAP @ Duo Medical Clinic · 202 mPlace Of Worship · 338 mEducational Institution · 342 mRaffles Hospital · 368 mKampong Glam Community Club · 941 m

Competing premises nearby

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

Bugis Junction · 185 mCold Storage Singapore (1983) Pte Ltd · 217 mAlbert Centre Market & Food Centre · 446 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Liang Seah Court

Key takeawayThe nearest station is Bugis (EW12 / DT14), 118 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 17 public car parks are within 500 m.

Foot traffic: busier than 96% of retail buildings

nearest MRT/LRT Bugis (EW12/DT14) 118 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 20, about 40,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 12,000 residents within 1 km (June 2026); 9 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)118 m · about 109,000 weekday taps
Esplanade (CC3)493 m · about 15,000 weekday taps
Promenade (CC4 / DT15)589 m · about 45,000 weekday taps
Bras Basah (CC2)603 m · about 10,000 weekday taps
Bencoolen (DT21)658 m · about 20,000 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 Seah Court. Transfers between lines don't tap, so interchanges read low.

Bus

20 bus stops within 400 m, with about 40,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Liang Seah St (URA)32 m
S$1.20 per half-hour at midday on a weekday · 45 car lots
Backlane (Purvis St) (URA)195 m
Purvis St (URA)231 m
S$1.20 per half-hour at midday on a weekday · 43 car lots
North Bridge Rd Off St (URA)269 m
S$0.75 per half-hour at midday on a weekday · 92 car lots
Backlane (Seah St) (URA)289 m

Nearest URA season parking: Kampong Glam Area, 575 m away, S$125/month.

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

Who's registered at Liang Seah Court?

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

Accommodation and food services
5
Wholesale and retail trade
4
Real estate
2
Professional, scientific and technical services
1
Education
1
Health and social services
1
Other services
1
Information and communications
0
Construction
0
Administrative and support services
0

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.

Frequently asked questions about Liang Seah Court

Where is Liang Seah Court?⌄

Liang Seah Court is at 8 Liang Seah Street, Singapore 189029, in the Downtown Core planning area.

What is Liang Seah Court zoned as?⌄

Liang Seah Court sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Liang Seah Court?⌄

Liang Seah Court is 999-year leasehold. About 800 years remain on the lease.

Is Liang Seah Court a conserved property?⌄

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

What have units at Liang Seah Court sold for?⌄

Across 8 recorded transactions, the median price is S$1,308 psf. The latest was in April 2022.

What is the nearest MRT station to Liang Seah Court?⌄

Bugis MRT is the closest, 295 m away (about a 5-minute walk).

How many businesses are registered at Liang Seah 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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This development is also registered as the residential project Liang Seah Court.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru — 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.