CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 1 · Outram

Maxwell House

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2021

Quick Summary

Maxwell House is a commercial building in District 1 · Outram, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 5.6. It is leasehold with roughly 42 years remaining. 92 transactions are on record since 1995, at a median S$1,097 psf, most recently in Mar 2021. ACRA records 87 live company registrations at this address.

The facts are here — now get the verdict on Maxwell House.

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What are the key facts about Maxwell House?

Key takeawayMaxwell House is a commercial building in District 1 · Outram, zoned COMMERCIAL & RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 5.6
Tenure: Leasehold
District / Area: District 1 · Outram
Address: 20 Maxwell Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Units with a recorded sale: At least 77
Transactions on record: 92 (records start 1995)
Live listings: None
ACRA registrations: 87

About Maxwell House

Maxwell House is a commercial building in Outram (District 01). It is located along Maxwell Road, Singapore 069113.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 5.6. It lies inside the Central Area.

The site is leasehold, with about 42 years remaining on the lease.

92 transactions have been recorded here, at a median of S$1,097 psf. The most recent was in March 2021.

140 businesses are currently registered at this address with ACRA.

The nearest MRT is Maxwell MRT, 192 m away (about a 3-minute walk). The closest bus stop (Opp Fairfield Meth Ch) is 127 m away (about a 2-minute walk).

What is Maxwell House zoned as?

Key takeawayMaxwell House sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 5.6, inside the Central Area.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 5.6
Urban design area: Udga
Central Area: Yes

BCA-verified envelope: built 16,608 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Maxwell House sold for?

Key takeawayAcross 92 recorded transactions since 1995, the median price is about S$346k, most recently in Mar 2021.

Date	Use	Price	Area	PSF
Mar 2021	Office	S$470k	269 sqft	$1,747
Apr 2020	Office	S$450k	269 sqft	$1,672
Jul 2018	Office	S$615k	388 sqft	$1,587
Jul 2018	Office	S$615k	388 sqft	$1,587
Mar 2018	Office	S$660k	388 sqft	$1,703
Feb 2018	Office	S$443k	269 sqft	$1,644
Jan 2018	Office	S$445k	269 sqft	$1,654
Aug 2017	Office	S$3.78M	3,767 sqft	$1,003
Sept 2016	Office	S$486k	269 sqft	$1,806
Apr 2016	Office	S$615k	388 sqft	$1,587

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 Maxwell House rent for?

Key takeawayNo rent is published for Maxwell House itself. On its street, Maxwell Road, office space rented at a median of $3.34 psf a month in 2021Q4. That is not this building's own rent, and never a quote for a particular unit.

Office space on Maxwell Road

Street level · 2021Q4

25th pct

—

— psm

Median

$3.34

$36.00 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q2 · $50.00 psm2021Q4 · $36.00 psm median

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 1 retail

Region band · 2026Q3

25th pct

$8.23

$88.64 psm

Median

$10.02

$107.81 psm

75th pct

$15.92

$171.42 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 1 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 Maxwell House

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.

What's been approved at Maxwell House?

Key takeawayURA has approved 8 changes of use at Maxwell House since 2000, most recently in 2020. 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.

25 Apr 2025Approved
Additions & alterations
Proposed new erection of mixed development comprising 1 block of 20-storey residential block (324 units) with provision of communal facilities, 3-storey commercial podium and 3-storey basement carparks
24 Aug 2020Agency worksFloor 11
Change of use to commercial school
Lodgment for proposed use of unit #11-XX as commercial school
8 Aug 2019ApprovedFloor 5
Change of use to commercial school
Proposed change of use of unit #05-XX to commercial school
3 Apr 2019Agency worksFloor 1
Change of use to restaurant
Lodgment for proposed use of unit #01-XX as restaurant
11 Jan 2018ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at 20 maxwell road, maxwell house
6 Oct 2017Agency worksFloor 8
Change of use to commercial school
Lodgment for proposed use of unit #08-XX as commercial school
17 Aug 2016Agency worksFloor 1
Change of use to shop
Lodgment for proposed use of unit #01-XX as shop
17 Jul 2013ApprovedFloor 1
Change of use to health centre
Proposed change of use of shop units #01-XX and #01-XX to health centre (holistic therapy)
25 Apr 2012Agency worksFloor 8
Change of use to tuition centre
Lodgment for proposed use of unit #08-XX as tuition centre (commercial school)
8 Mar 2001Approved
Additions & alterations
Proposed ramp at rear of maxwell house

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).

What do commercial rents run near Maxwell House?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 1 retail

Gross yield (area)

3.4%

3.0% net of property tax

Rent side (median of bands)

$107.81 psm/mo

2026Q3

Price side (strata, 5y)

$3,561 psf

90 sales

An INDICATIVE AREA yield for District 1 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 1 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$82.69	$99.35	$120.39
Level 1 · 30 & Below	$172.73	$245.52	$332.57
B1 & Below · 30 & Below	$87.33	$172.91	$321.72
Level 2 & 3 · >30 - 100	$77.43	$95.09	$183.52
Level 1 · >30 - 100	$106.77	$168.33	$217.05
B1 & Below · >30 - 100	$117.40	$198.29	$365.38
Level 1 · >100 - 300	$115.69	$148.57	$187.43
B1 & Below · >100 - 300	$148.73	$233.33	$396.56

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 Maxwell House?

Key takeawayThe nearest MRT/LRT is Maxwell MRT, about 192 m away — and 3 competing retail premisess operate nearby.

Getting around

Maxwell MRT192 m · ~3 min

Amenities nearby

Hotel · 52 mPlace Of Worship · 85 mHeals Clinic · 96 mOpp Fairfield Meth Ch · 127 mMaxwell MRT Exit 2 · 215 mTelok Ayer Pk · 241 mKreta Ayer Community Club · 307 mEducational Institution · 564 mOutram Polyclinic · 707 mSingapore General Hospital · 1.0 km

Competing premises nearby

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

Lotte Mart Pte. Ltd. · 124 mMaxwell Food Centre · 148 mIcon Village · 426 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Maxwell House

Key takeawayThe nearest station is Maxwell (TE18), 192 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 55 public car parks are within 500 m.

Foot traffic: busier than 56% of office buildings

nearest MRT/LRT Maxwell (TE18) 192 m, about 23,000 taps a weekday; 10 more stations within 1 km; bus stops within 400 m: 9, about 7,700 taps a weekday; Outram: 38,402 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

Maxwell (TE18)192 m · about 23,000 weekday taps
Tanjong Pagar (EW15)286 m · about 85,000 weekday taps
Outram Park (EW16 / NE3 / TE17)496 m · about 78,000 weekday taps
Telok Ayer (DT18)517 m · about 37,000 weekday taps
Chinatown (NE4 / DT19)533 m · about 97,000 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 Maxwell House. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 7,700 boardings and alightings on an average weekday.

Public car parks within 500 m

Cook St (URA)46 m
S$1.20 per half-hour at midday on a weekday · 5 car lots
Backlane (Cook St) (URA)51 m
Backlane (Tras St - Co Ok St) (URA)72 m
Tanjong Pagar Rd (URA)118 m
S$1.20 per half-hour at midday on a weekday · 26 car lots
Peck Seah St (URA)139 m
S$1.20 per half-hour at midday on a weekday · 4 car lots

Nearest URA season parking: Blair Road-Everton Roa D Area, 905 m away, S$80/month.

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

Who's registered at Maxwell House?

Key takeaway87 live companies (and LLPs and branches; sole proprietors are not counted) list Maxwell House as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
31
Professional, scientific and technical services
23
Information and communications
8
Administrative and support services
5
Health and social services
4
Transportation and storage
3
Manufacturing
3
Financial and insurance
2
Construction
2
Education
2

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. Most registrations here are dead: this is a registered-office address (corporate secretaries), so the count says nothing about how busy the building is. ACRA, as of 2026-09-16.

What is Maxwell House's BCA building profile?

BCA building type: Office
Green Mark: Platinum (2017)
Energy use intensity: 124 kWh/m²·yr

Frequently asked questions about Maxwell House

Where is Maxwell House?⌄

Maxwell House is at 20 Maxwell Road, Singapore 069113, in the Outram planning area.

What is Maxwell House zoned as?⌄

Maxwell House sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 5.6.

What is the tenure of Maxwell House?⌄

Maxwell House is leasehold. About 42 years remain on the lease.

What have units at Maxwell House sold for?⌄

Across 92 recorded transactions, the median price is S$1,097 psf. The latest was in March 2021.

What is the nearest MRT station to Maxwell House?⌄

Maxwell MRT is the closest, 192 m away (about a 3-minute walk).

How many businesses are registered at Maxwell House?⌄

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

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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 PropKaki's submarket map, URA planning decisions, 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.