CommercialCOMMERCIALConservationFreeholdDistrict 7 · Rochor

Lot 18

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2011

Quick Summary

Lot 18 is a commercial building in District 7 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 4 transactions are on record since 1995, most recently in Jan 2011. 1 unit is currently listed for sale. ACRA records 19 live company registrations at this address.

The facts are here — now get the verdict on Lot 18.

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What are the key facts about Lot 18?

Key takeawayLot 18 is a commercial building in District 7 · Rochor, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 7 · Rochor
Address: 2 Aliwal Street
Land area: 586 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 4
Managing agent: WISELY 98 PTE LTD
Strata formed: 2003 (MCST 2826)
Submarket: City Fringe
Units with a recorded sale: At least 3
Listed as: Other Retail
Transactions on record: 4 (records start 1995)
Live listings: 1
ACRA registrations: 19

About Lot 18

Lot 18 is a commercial building in Rochor (District 07). It is located along Aliwal Street, Singapore 199895.

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. It occupies roughly 586 sqm of land.

4 transactions have been recorded here, at a median of S$670 psf. The most recent was in January 2011.

21 businesses are currently registered at this address with ACRA.

The nearest MRT is Nicoll Highway MRT, 333 m away (about a 5-minute walk). The closest bus stop (Sultan Plaza) is 117 m away (about a 2-minute walk). Suntec City is 716 m away (about a 11-minute walk).

What is Lot 18 zoned as?

Key takeawayLot 18 sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Conservation area: Kampong Glam
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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has Lot 18 sold for?

Key takeaway4 transactions are on record since 1995, most recently in Jan 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2011	Office	S$2.55M	2,680 sqft	$951
Aug 2007	Office	S$2.05M	2,680 sqft	$765
Jun 2007	Office	S$3.30M	5,726 sqft	$576
Mar 2006	Office	S$1.28M	2,680 sqft	$478

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 Lot 18 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 Lot 18

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Lot 18

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

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 Lot 18?

Key takeawayURA has approved 5 changes of use at Lot 18 since 2000, most recently in 2011. 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.

F&B and nightlife here

No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area).

Per 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.

15 Jun 2026RenewedFloor 2
Continued use as karaoke lounge
Continued the use of the 2nd storey office (unit #02-XX) as karaoke lounge
11 Jun 2026RenewedFloor B1
Continued use as karaoke lounge
Continued use of unit #B1-XX as karaoke lounge
4 Jun 2025RenewedFloor B1
Continued use as karaoke lounge
Continued use of unit #B1-XX as karaoke lounge
4 Jun 2025RenewedFloor 2
Continued use as karaoke lounge
Continued the use of the 2nd storey office (unit #02-XX) as karaoke lounge
19 Feb 2025RenewedFloor 3
Continued use as karaoke lounge
Continued use of office units #03-XX & #03-XX as karaoke lounge
24 Jan 2025Renewed
Continued use as karaoke lounge
Continued use of the 1st storey premises as karaoke lounge
25 Jun 2024RenewedFloor 2
Continued use as karaoke lounge
Continued the use of the 2nd storey office (unit #02-XX) as karaoke lounge
17 May 2024RenewedFloor B1
Continued use as karaoke lounge
Continued use of unit #B1-XX as karaoke lounge
4 Jul 2023RenewedFloor B1
Continued use as karaoke lounge
Continued use of unit #B1-XX as karaoke lounge
28 Jun 2023RenewedFloor 2
Continued use as karaoke lounge
Continued the use of the 2nd storey office (unit #02-XX) as karaoke lounge
26 Jul 2022RenewedFloor B1
Continued use as karaoke lounge
Continued use of unit #B1-XX as karaoke lounge
25 Jul 2022RenewedFloor 2
Continued use as karaoke lounge
Continued the use of the 2nd storey office (unit #02-XX) as karaoke lounge

43 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?

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 Lot 18?

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 Lot 18 right now?

Key takeaway1 unit is currently listed at Lot 18. One row per unit; several agents often market the same unit.

For sale (1)

Aliwal Street Retail/ Office Space for Sale!S$4.58M · 1,658 sqft

Browse every listing at this building →

What is near Lot 18?

Key takeawayThe nearest MRT/LRT is Nicoll Highway MRT, about 333 m away.

Getting around

Nicoll Highway MRT333 m · ~5 min

Amenities nearby

T Medical Clinic (City Gate) · 109 mSultan Plaza · 117 mHotel · 132 mPlace Of Worship · 165 mKampong Glam Pk · 178 mEducational Institution · 181 mDearn Kapag Pte. Ltd. · 181 mKampong Glam Community Club · 254 mNicoll Highway MRT Exit A · 292 mGolden Mile Food Centre · 299 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Lot 18

Key takeawayThe nearest station is Nicoll Highway (CC5), 292 m away — a quiet station, with about 10,000 taps in and out on an average weekday. 36 public car parks are within 500 m; the cheapest URA season parking nearby is S$125 a month.

Foot traffic: busier than 26% of office buildings

nearest MRT/LRT Nicoll Highway (CC5) 292 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). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Nicoll Highway (CC5)292 m · about 10,000 weekday taps
Bugis (EW12 / DT14)538 m · about 109,000 weekday taps
Lavender (EW11)614 m · about 39,000 weekday taps
Jalan Besar (DT22)768 m · about 21,000 weekday taps
Promenade (CC4 / DT15)875 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 Lot 18. 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)47 m
S$0.60 per half-hour at midday on a weekday · 25 car lots
Pahang St Off St (URA)72 m
S$0.75 per half-hour at midday on a weekday · 32 car lots
Jln Sultan (URA)75 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Sultan Gate (URA)94 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Aliwal St (URA)113 m
S$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. Lot 18's own car park, if it has one, and its charges are not in the open data.

Who's registered at Lot 18?

Key takeaway19 live companies (and LLPs and branches; sole proprietors are not counted) list Lot 18 as their registered address. These are registered businesses, not who occupies the space.

Arts, entertainment and recreation
8
Accommodation and food services
4
Real estate
4
Wholesale and retail trade
1
Professional, scientific and technical services
1
Administrative and support services
1
Construction
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. ACRA, as of 2026-09-16.

Frequently asked questions about Lot 18

Where is Lot 18?⌄

Lot 18 is at 2 Aliwal Street, Singapore 199895, in the Rochor planning area.

What is Lot 18 zoned as?⌄

Lot 18 sits on land zoned commercial under the URA Master Plan.

What is the tenure of Lot 18?⌄

Lot 18 is freehold.

Is Lot 18 a conserved property?⌄

Yes. Lot 18 falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Lot 18 sold for?⌄

Across 4 recorded transactions, the median price is S$670 psf. The latest was in January 2011.

What is the nearest MRT station to Lot 18?⌄

Nicoll Highway MRT is the closest, 333 m away (about a 5-minute walk).

How many businesses are registered at Lot 18?⌄

21 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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Read the figures right

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

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

F&B / nightlife: per URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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's rules for conservation areas, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.