Tanjong Pagar Conservation Area
Tanjong Pagar Conservation Area is a commercial building in District 2 · Outram, on land zoned COMMERCIAL under the URA Master Plan. It is leasehold with roughly 62 years remaining. 6 transactions are on record since 1995, most recently in Aug 2015. ACRA records 0 live company registrations at this address.
What are the key facts about Tanjong Pagar Conservation Area?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Leasehold
- District / Area
- District 2 · Outram
- Address
- 31 Neil Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 2 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Transactions on record
- 6 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About Tanjong Pagar Conservation Area
Tanjong Pagar Conservation Area is a commercial conservation area in Outram (District 02). It is located along Neil Road, Singapore 088819.
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 leasehold, with about 62 years remaining on the lease.
6 transactions have been recorded here, at a median of S$1,494 psf. The most recent was in August 2015.
1 business is currently registered at this address with ACRA.
The nearest MRT is Maxwell MRT, 119 m away (about a 2-minute walk). The closest bus stop (Opp Maxwell Stn Exit 3) is 54 m away (about a 1-minute walk).
What is Tanjong Pagar Conservation Area zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Chinatown (Tanjong Pagar)
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Tanjong Pagar Conservation Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Aug 2015 | Shop House | S$6.00M | 1,306 sqft | $4,595 |
| Mar 2012 | Shop House | S$3.50M | 1,306 sqft | $2,681 |
| Jul 2009 | Shop House | S$2.30M | 1,306 sqft | $1,762 |
| Nov 2007 | Shop House | S$1.60M | 1,306 sqft | $1,225 |
| Nov 2006 | Shop House | S$1.22M | 1,306 sqft | $934 |
| Jan 2004 | Shop House | S$950k | 1,306 sqft | $728 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Tanjong Pagar Conservation Area rent for?
Retail space — District 2 retail
Region band · 2026Q3S$ 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 2 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 Tanjong Pagar 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 Tanjong Pagar Conservation Area?
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.
- 23 Apr 2024ApprovedChange of use: shop → commercial school
Change of use at 1st, 2nd storey and roof mezzanine units of the 2-storey building ts05 on lot 00506w at 31 neil road from shop (1st storey) and office (2nd storey and roof mezzanine) to commercial school (chinatown (tanjong pagar) conservation area)
- 31 Mar 2022ApprovedChange of use: shop → restaurant
Change of use at 1st storey units of the 2-storey building ts05 on lot 00506w at 31 neil road from shop to restaurant (chinatown (tanjong pagar) conservation area)
- 26 Apr 2007ApprovedAdditions & alterations
Proposed amendment to approved addition & alteration to existing 2-storey shophouse with roof mezzanine chinatown (tanjong pagar conservation area)
- 15 Feb 2007ApprovedAdditions & alterations
Proposed addition & alteration to existing 2-storey shophouse with roof mezzanine on lot 53pt ts05 at 31 neil road - chinatown (tanjong pagar conservation area)
- 4 Oct 2006ApprovedChange of use: commercial school → restaurant and use of 1st storey as restaurant
Proposed change of use of 2nd storey and roof mezzanine from commercial school to restaurant and use of 1st storey as restaurant
- 9 Nov 2004ApprovedAdditions & alterations
Proposed demolition of part of party wall between no: 31 & 33 neil road, and change of use of the 2nd-storey from office to shop for no. 33 neil road of the existing 3-storey shophouse.
- 17 Nov 2001RefusedChange of use: restaurant and roof mezzanine from art gallery → boarding house
Proposed change of use of 2nd storey from restaurant and roof mezzanine from art gallery to boarding house
- 1 Aug 2000ApprovedChange of use to restuarant cum nightclub
Proposed change of use of 2nd storey to restuarant cum nightclub
- 22 Jun 2000ApprovedChange of use: health centre → restaurant and 2nd storey from snack bar to nightclub and roof mezzanine from he
Proposed change of use of 1st storey from health centre to restaurant and 2nd storey from snack bar to nightclub and roof mezzanine from health centre to art gallery
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$54.50 per unit).
What do commercial rents run near Tanjong Pagar Conservation Area?
Indicative area yield — District 2 retail
An INDICATIVE AREA yield for District 2 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 2 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $92.88 | $96.94 | $102.26 |
| Level 1 · 30 & Below | $110.68 | $117.65 | $134.18 |
| Level 1 · >30 - 100 | $80.88 | $88.43 | $172.22 |
| Level 2 & 3 · >30 - 100 | $86.12 | $91.49 | $91.50 |
| B1 & Below · >30 - 100 | $247.81 | $267.74 | $283.87 |
| Level 4 & Above · >30 - 100 | $80.14 | $84.93 | $88.40 |
| Level 2 & 3 · >100 - 300 | $82.62 | $95.80 | $112.75 |
| Level 1 · >100 - 300 | $28.40 | $52.68 | $96.53 |
Office rents — Central Area ($ 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 Tanjong Pagar Conservation Area?
Getting around
- Maxwell MRT119 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 Tanjong Pagar Conservation Area
nearest MRT/LRT Maxwell (TE18) 49 m, about 23,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 13, about 21,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 23,000 residents within 1 km (June 2026); 5 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
- Maxwell (TE18)49 m · about 23,000 weekday taps
- Outram Park (EW16 / NE3 / TE17)306 m · about 78,000 weekday taps
- Tanjong Pagar (EW15)422 m · about 85,000 weekday taps
- Chinatown (NE4 / DT19)443 m · about 97,000 weekday taps
- Telok Ayer (DT18)586 m · about 37,000 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 Tanjong Pagar Conservation Area. Transfers between lines don't tap, so interchanges read low.
Bus
13 bus stops within 400 m, with about 21,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Duxton Hill Off St (URA)74 mS$1.20 per half-hour at midday on a weekday · 58 car lots
- Blk 333 Kreta Ayer Car Park (HDB)95 mS$1.20 per half-hour at midday on a weekday · 26 car lots
- Neil Rd (URA)122 mS$1.20 per half-hour at midday on a weekday · 7 car lots
- Duxton Rd (URA)122 mS$1.20 per half-hour at midday on a weekday · 42 car lots
- Backlane (Teck Lim Rd) (URA)128 m
HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.
Nearest URA season parking: Blair Road-Everton Roa D Area, 778 m away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. Tanjong Pagar Conservation Area's own car park, if it has one, and its charges are not in the open data.
Who's registered at Tanjong Pagar Conservation Area?
- Accommodation and food services0
- Financial and insurance0
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 Tanjong Pagar Conservation Area
Where is Tanjong Pagar Conservation Area?⌄
Tanjong Pagar Conservation Area is at 31 Neil Road, Singapore 088819, in the Outram planning area.
What is Tanjong Pagar Conservation Area zoned as?⌄
Tanjong Pagar Conservation Area sits on land zoned commercial under the URA Master Plan.
What is the tenure of Tanjong Pagar Conservation Area?⌄
Tanjong Pagar Conservation Area is leasehold. About 62 years remain on the lease.
Is Tanjong Pagar Conservation Area a conserved property?⌄
Yes. Tanjong Pagar Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at Tanjong Pagar Conservation Area sold for?⌄
Across 6 recorded transactions, the median price is S$1,494 psf. The latest was in August 2015.
What is the nearest MRT station to Tanjong Pagar Conservation Area?⌄
Maxwell MRT is the closest, 119 m away (about a 2-minute walk).
How many businesses are registered at Tanjong Pagar Conservation Area?⌄
1 business is 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 Tanjong Pagar 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.