CommercialCOMMERCIALConservationLeaseholdDistrict 2 · Outram

Tanjong Pagar Conservation Area

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2003

Quick Summary

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 73 years remaining. 2 transactions are on record since 1995, most recently in May 2003. 2 units are currently listed for sale. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Tanjong Pagar Conservation Area.

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What are the key facts about Tanjong Pagar Conservation Area?

Key takeawayTanjong Pagar Conservation Area is a commercial building in District 2 · Outram, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Leasehold
District / Area: District 2 · Outram
Address: 28,28a 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: 2
ACRA registrations: 5

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 088451.

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 73 years remaining on the lease.

2 transactions have been recorded here, at a median of S$769 psf. The most recent was in May 2003.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Maxwell MRT, 92 m away (about a 1-minute walk). The closest bus stop (Opp Fairfield Meth Ch) is 14 m away (about a 0-minute walk).

What is Tanjong Pagar Conservation Area zoned as?

Key takeawayTanjong Pagar Conservation Area sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

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.

Run the full zoning report for this building →

What has Tanjong Pagar Conservation Area sold for?

Key takeaway2 transactions are on record since 1995, most recently in May 2003 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2003	Shop House	S$980k	1,437 sqft	$682
Dec 1999	Shop House	S$1.23M	1,437 sqft	$856

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?

Key takeawayNo rent is published for Tanjong Pagar Conservation Area itself. On its street, Tanjong Pagar Road, office space rented at a median of $5.50 psf a month in 2025Q3. That is not this building's own rent, and never a quote for a particular unit.

Office space on Tanjong Pagar Road

Street level · 2025Q3

25th pct

—

— psm

Median

$5.50

$59.20 psm

75th pct

—

— psm

S$ 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 · 2026Q3

25th pct

$7.84

$84.37 psm

Median

$8.70

$93.65 psm

75th pct

$9.99

$107.51 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 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

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

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

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units 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 Tanjong Pagar Conservation Area?

Key takeawayURA has approved 1 change of use at Tanjong Pagar Conservation Area since 2000, most recently in 2002. 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.

6 May 2002Approved
Change of use: office → shop
Proposed change of use at 2nd storey from office to shop (foot reflexology)

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?

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

Indicative area yield — District 2 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$93.65 psm/mo

2026Q3

Price side (strata, 5y)

$2,752 psf

14 sales

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?

Key takeaway2 units are currently listed at Tanjong Pagar Conservation Area. One row per unit; several agents often market the same unit.

For sale (2)

28 Tanjong Pagar Road, 088451S$15.00M · 1,438 sqft
28 Tanjong Pagar Road, 088451S$12.00M · 2,800 sqft

Browse every listing at this building →

What is near Tanjong Pagar Conservation Area?

Key takeawayThe nearest MRT/LRT is Maxwell MRT, about 92 m away — and 3 competing retail premisess operate nearby.

Getting around

Maxwell MRT92 m · ~1 min

Amenities nearby

Opp Fairfield Meth Ch · 14 mPlace Of Worship · 42 mMaxwell MRT Exit 3 · 101 mLee Clinic & Surgery · 155 mHotel · 177 mKreta Ayer Community Club · 181 mDuxton Plain Pk · 297 mEducational Institution · 520 mOutram Polyclinic · 595 mSingapore General Hospital · 903 m

Competing premises nearby

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

Maxwell Food Centre · 134 mHong Heng Seng · 166 mIcon Village · 515 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tanjong Pagar Conservation Area

Key takeawayThe nearest station is Maxwell (TE18), 91 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 53 public car parks are within 500 m.

Foot traffic: busier than 88% of retail buildings

nearest MRT/LRT Maxwell (TE18) 91 m, about 23,000 taps a weekday; 10 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 22,000 residents within 1 km (June 2026); 6 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)91 m · about 23,000 weekday taps
Outram Park (EW16 / NE3 / TE17)372 m · about 78,000 weekday taps
Tanjong Pagar (EW15)390 m · about 85,000 weekday taps
Chinatown (NE4 / DT19)443 m · about 97,000 weekday taps
Telok Ayer (DT18)536 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

Backlane (Cook St) (URA)94 m
Duxton Hill Off St (URA)96 m
S$1.20 per half-hour at midday on a weekday · 58 car lots
Duxton Rd (URA)118 m
S$1.20 per half-hour at midday on a weekday · 42 car lots
Cook St (URA)124 m
S$1.20 per half-hour at midday on a weekday · 5 car lots
Blk 333 Kreta Ayer Car Park (HDB)139 m
S$1.20 per half-hour at midday on a weekday · 26 car lots

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, 833 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?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Tanjong Pagar Conservation Area as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
3
Construction
2
Professional, scientific and technical services
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 Tanjong Pagar Conservation Area

Where is Tanjong Pagar Conservation Area?⌄

Tanjong Pagar Conservation Area is at 28,28A Tanjong Pagar Road, Singapore 088451, 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 73 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$769 psf. The latest was in May 2003.

What is the nearest MRT station to Tanjong Pagar Conservation Area?⌄

Maxwell MRT is the closest, 92 m away (about a 1-minute walk).

How many businesses are registered at Tanjong Pagar Conservation Area?⌄

5 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.

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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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