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 61 years remaining. 2 transactions are on record since 1995, most recently in Apr 2012. 1 unit is currently listed for rent. ACRA records 4 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
- 96,98 Tanjong Pagar Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 2 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Transactions on record
- 2 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 4
About Tanjong Pagar Conservation Area
Tanjong Pagar Conservation Area is a commercial conservation area in Outram (District 02). It is located along Tanjong Pagar Road, Singapore 088519.
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 61 years remaining on the lease.
2 transactions have been recorded here, at a median of S$2,062 psf. The most recent was in April 2012.
4 businesses are currently registered at this address with ACRA.
The nearest MRT is Maxwell MRT, 261 m away (about a 4-minute walk). The closest bus stop (Aft Craig Rd) is 50 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Apr 2012 | Shop House | S$5.10M | 2,049 sqft | $2,488 |
| Aug 2010 | Shop House | S$3.35M | 2,049 sqft | $1,635 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Tanjong Pagar Conservation Area rent for?
Office space on Tanjong Pagar Road
Street level · 2025Q3S$ per sq ft per month (median only published)
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 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.
How fast units move at Tanjong Pagar Conservation Area
Rent: 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 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.
- 4 Jan 2024ApprovedChange of use: office → shop
Change of use at the 2nd storey units of the 2-storey buildings ts05 on lot 000487k & 00488n at 96 & 98 tanjong pagar road from office to shop (beauty salon) (chinatown (tanjong pagar) conservation area)
- 7 Sept 2018RenewedContinued use as traditional chinese medicine
Continued use at the 2nd storey unit of the 2-storey buildings ts05 on lots 00487k and 00488n at 96 and 98 tanjong pagar road as traditional chinese medicine (tcm) clinic (chinatown (tanjong pagar) conservation area)
- 20 Oct 2016ApprovedChange of use to traditional chinese medicine
Change of use at the 2nd storey units of the 2-storey buildings ts05 on lot 00487k & 00488n at 96 & 98 tanjong pagar road to traditional chinese medicine (tcm) clinic (chinatown (tanjong pagar) conservation area)
- 15 Jun 2010ApprovedChange of use to japanese sushi restaurant/caf�
Change of use of the 1st-storey to japanese sushi restaurant/caf� on lot 00488n ts05 at 98 tanjong pagar road (chinatown (tanjong pagar))
- 7 Dec 2009ApprovedChange of use: bar/pub → restaurant
Change of use of the 1st storey from bar/pub to restaurant on lot 00487k ts05 at 96 tanjong pagar road (chinatown (tanjong pagar))
- 10 Mar 2009ApprovedChange of use: bar/pub → karaoke lounge
Change of use of the 1st storey of the 2-storey building from bar/pub to karaoke lounge on lot 00488n ts05 at 98 tanjong pagar road (chinatown (tanjong pagar))
- 13 May 2008ApprovedChange of use: bar or pub → bar or pub
Change of use of the 01-storey unit 01 of the 01-storey building from bar or pub() to bar or pub() ts05 on lot 00488n 98 tanjong pagar road (chinatown (tanjong pagar))
- 9 Jan 2008ApprovedChange of use: office → pub chinatown
Proposed change of use of the 1st storey from office to pub chinatown (tanjong pagar)
- 17 Apr 2007ApprovedChange of use: office → pub and karaoke lounge. chinatown
Proposed change of use of 1st storey from office to pub and karaoke lounge. chinatown (tanjong pagar conservation area)
- 6 Dec 2006RenewedContinued use as pub and karaoke lounge. chinatown
Continued use of the 1st sty as pub and karaoke lounge. chinatown (tanjong pagar)
- 1 Dec 2005RenewedContinued use as pub and karaoke lounge
Continued use of the 1st storey as pub and karaoke lounge.
- 30 Nov 2004RenewedContinued use as pub and karaoke lounge
Coninued use of the 1st sty as pub and karaoke lounge
4 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$54.50 per unit).
What do commercial rents run near Tanjong Pagar Conservation Area?
Indicative area yield — District 2 retail
An INDICATIVE AREA yield for District 2 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 2 ($ 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 available at Tanjong Pagar Conservation Area right now?
For rent (1)
- 98 Tanjong Pagar Road, 088519S$9k/mo · 1,464 sqft
What is near Tanjong Pagar Conservation Area?
Getting around
- Maxwell MRT261 m · ~4 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) 233 m, about 23,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 11, about 9,398 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 22,000 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)233 m · about 23,000 weekday taps
- Tanjong Pagar (EW15)243 m · about 85,000 weekday taps
- Outram Park (EW16 / NE3 / TE17)420 m · about 78,000 weekday taps
- Chinatown (NE4 / DT19)613 m · about 97,000 weekday taps
- Prince Edward Road (CC32)616 m · 3,673 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
11 bus stops within 400 m, with 9,398 boardings and alightings on an average weekday.
Public car parks within 500 m
- Tanjong Pagar Rd (URA)32 mS$1.20 per half-hour at midday on a weekday · 26 car lots
- Backlane (Craig Rd - D Uxton Rd) (URA)58 m
- Duxton Rd (URA)61 mS$1.20 per half-hour at midday on a weekday · 42 car lots
- Backlane (Tras St - Co Ok St) (URA)78 m
- Cook St (URA)105 mS$1.20 per half-hour at midday on a weekday · 5 car lots
Nearest URA season parking: Blair Road-Everton Roa D Area, 763 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?
- Wholesale and retail trade1
- Professional, scientific and technical services1
- Accommodation and food services1
- Other services1
- Manufacturing0
- Transportation and storage0
- Information and communications0
- Arts, entertainment and recreation0
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 96,98 Tanjong Pagar Road, Singapore 088519, 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 61 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 2 recorded transactions, the median price is S$2,062 psf. The latest was in April 2012.
What is the nearest MRT station to Tanjong Pagar Conservation Area?⌄
Maxwell MRT is the closest, 261 m away (about a 4-minute walk).
How many businesses are registered at Tanjong Pagar Conservation Area?⌄
4 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 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.