Little India Conservation Area
Little India Conservation Area is a commercial building in District 8 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. 1 transaction is on record since 1995, most recently in Feb 2002. ACRA records 2 live company registrations at this address.
What are the key facts about Little India Conservation Area?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Not on record
- District / Area
- District 8 · Rochor
- Address
- 25, 27, 29 Jalan Besar
- Land area
- —
- Completed
- Not on record
- Storeys
- 16 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About Little India Conservation Area
Little India Conservation Area is a commercial conservation area in Rochor (District 08). It is located along Jalan Besar, Singapore 208795.
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.
1 transaction has been recorded here, at a median of S$854 psf. The most recent was in February 2002.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Jalan Besar MRT, 131 m away (about a 2-minute walk). The closest bus stop (Jln Besar Stn Exit A) is 62 m away (about a 1-minute walk).
What is Little India Conservation Area zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Little India
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Little India Conservation Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Feb 2002 | Shop House | S$2.85M | 3,339 sqft | $854 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Little India Conservation Area rent for?
Retail space on Jalan Besar
Street level · 2026Q3S$ per sq ft per month · median -19.1% 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 Jalan Besar
Street level · 2026Q3S$ per sq ft per month · median +7.1% on a year earlier
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 8 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 8 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 Little India 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 Little India 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.
- 25 Feb 2026ApprovedChange of use to students hostel
Proposed change of use of the 2nd storey of the 2-storey buildings to students hostel
- 28 Jun 2024ApprovedChange of use to student hostel
Proposed change of use of the 2nd storey of the 2-storey buildings to student hostel
- 21 Dec 2018RenewedContinued use as event space
Continue use of the 2nd storey of a 2-storey conserved shophouse as event space (corporate functions only) at 25 and 27 jalan besar on lot 00957n pt ts16 (little india conservation area)
- 17 May 2018ApprovedChange of use to commercial school
Change of use of the 2nd storey and roof mezzanine of the 2-storey building as commercial school at 29 and 31 jalan besar ts 16 on lots 00957n pt and 00955a (little india conservation area)
- 20 Dec 2017ApprovedChange of use: office → event space
Proposed change of use for the 2nd storey of a 2-storey conserved shophouse from office to event space (corporate functions only) at 25 and 27 jalan besar on lot 00957n pt ts16 (little india conservation area)
- 5 Oct 2005ApprovedAdditions & alterations
Proposed amendment to approved additions/alterations to existing 2-storey buildings and change of use at 1st storey from shop to eating house (unit 29 only) and use of 2nd storey of units 25, 27 & 29 as karaoke pub
- 11 Jul 2005ApprovedAdditions & alterations
Proposed additions/alterations to existing 2-storey building and change of use at 1st storey from karaoke to eating house (no.27 only) and 1st storey from karaoke to shop (no.29 only)
- 3 Dec 2004ApprovedChange of use to karaoke pub
Proposed change of use of 1st storey eating house and 2nd storey office to karaoke pub
- 12 Nov 2004ApprovedChange of use: eating house → karaoke pub
Proposed change of use at 1st storey from eating house to karaoke pub.
- 12 Nov 2004ApprovedAdditions & alterations
Proposed change of use at 1st storey from eating house to karaoke pub.
- 8 Oct 2002ApprovedChange of use: eating house → health centre
Proposed change of use at 1st storey from eating house to health centre
- 22 Jun 2002ApprovedAdditions & alterations
Retention of a/a to the existing 4 units of 2-sty bldgs and cu t 1sty of unit 25 from shop to eating house
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$54.50 per unit).
How does Jalan Besar price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Little India Conservation Area?
Indicative area yield — District 8 retail
An INDICATIVE AREA yield for District 8 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 8 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $67.76 | $96.11 | $143.21 |
| Level 1 · 30 & Below | $76.14 | $92.59 | $171.04 |
| B1 & Below · 30 & Below | $90.68 | $93.21 | $137.37 |
| Level 2 & 3 · >30 - 100 | $46.15 | $61.63 | $86.96 |
| Level 1 · >30 - 100 | $73.94 | $90.91 | $97.19 |
| B1 & Below · >30 - 100 | $82.17 | $88.77 | $163.62 |
| Level 1 · >100 - 300 | $59.57 | $69.55 | $95.87 |
| Level 2 & 3 · >100 - 300 | $43.92 | $47.03 | $64.17 |
Office rents — Central Area ($ 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 Little India Conservation Area?
Getting around
- Jalan Besar MRT131 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 Little India Conservation Area
nearest MRT/LRT Jalan Besar (DT22) 111 m, about 21,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 10, about 32,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 28,000 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
- Jalan Besar (DT22)111 m · about 21,000 weekday taps
- Rochor (DT13)151 m · about 22,000 weekday taps
- Bugis (EW12 / DT14)385 m · about 109,000 weekday taps
- Little India (NE7 / DT12)574 m · about 55,000 weekday taps
- Bencoolen (DT21)700 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 Little India Conservation Area. Transfers between lines don't tap, so interchanges read low.
Bus
10 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Backlane (Dickson Rd - Dunlop St) (URA)10 m
- Backlane (Mayo St - Du Nlop St) (URA)45 m
- Mayo St (URA)87 mS$0.60 per half-hour at midday on a weekday · 35 car lots
- Perak Rd (URA)131 mS$0.60 per half-hour at midday on a weekday · 11 car lots
- Backlane (Dickson Rd - Upp Weld Rd) (URA)143 m
Public car parks only, by straight-line distance, with the operator's published rates. Little India Conservation Area's own car park, if it has one, and its charges are not in the open data.
Who's registered at Little India Conservation Area?
- Wholesale and retail trade2
- Accommodation and food services0
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 Little India Conservation Area
Where is Little India Conservation Area?⌄
Little India Conservation Area is at 25, 27, 29 Jalan Besar, Singapore 208795, in the Rochor planning area.
What is Little India Conservation Area zoned as?⌄
Little India Conservation Area sits on land zoned commercial under the URA Master Plan.
Is Little India Conservation Area a conserved property?⌄
Yes. Little India Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at Little India Conservation Area sold for?⌄
Across 1 recorded transaction, the median price is S$854 psf. The latest was in February 2002.
What is the nearest MRT station to Little India Conservation Area?⌄
Jalan Besar MRT is the closest, 131 m away (about a 2-minute walk).
How many businesses are registered at Little India 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 Little India 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.