CommercialCOMMERCIALConservationLeaseholdDistrict 1 · Outram

Telok Ayer Conservation Area

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2018

Quick Summary

Telok Ayer Conservation Area is a commercial building in District 1 · Outram, on land zoned COMMERCIAL under the URA Master Plan. It is leasehold with roughly 65 years remaining. 3 transactions are on record since 1995, most recently in Jan 2018. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on Telok Ayer Conservation Area.

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What are the key facts about Telok Ayer Conservation Area?

Key takeawayTelok Ayer Conservation Area is a commercial building in District 1 · Outram, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Leasehold
District / Area: District 1 · Outram
Address: 277,277a,277b,279 South Bridge Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 6

About Telok Ayer Conservation Area

Telok Ayer Conservation Area is a commercial conservation area in Outram (District 01). It is located along South Bridge Road, Singapore 058826.

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 65 years remaining on the lease.

3 transactions have been recorded here, at a median of S$4,566 psf. The most recent was in January 2018.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Maxwell MRT, 203 m away (about a 3-minute walk). The closest bus stop (Opp Sri Mariamman Tp) is 37 m away (about a 1-minute walk).

What is Telok Ayer Conservation Area zoned as?

Key takeawayTelok Ayer 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 (Telok Ayer)
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Telok Ayer Conservation Area sold for?

Key takeaway3 transactions are on record since 1995, most recently in Jan 2018 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2018	Shop House	S$19.00M	2,847 sqft	$6,674
May 2013	Shop House	S$13.00M	2,847 sqft	$4,566
Nov 2010	Shop House	S$5.90M	2,847 sqft	$2,072

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 Telok Ayer Conservation Area rent for?

Key takeawayNo rent is published for Telok Ayer Conservation Area itself. On its street, South Bridge Road, retail space rented at a median of $4.73 psf a month in 2026Q3, with the middle half of leases between $4.20 and $4.99. That is not this building's own rent, and never a quote for a particular unit.

Retail space on South Bridge Road

Street level · 2026Q3

25th pct

$4.20

$45.22 psm

Median

$4.73

$50.92 psm

75th pct

$4.99

$53.72 psm

S$ per sq ft per month · median -27.6% on a year earlier

2023Q2 · $43.57 psm2026Q3 · $50.92 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) 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. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on South Bridge Road

Street level · 2026Q3

25th pct

$4.36

$46.94 psm

Median

$4.99

$53.74 psm

75th pct

$8.75

$94.19 psm

S$ per sq ft per month · median +2.4% on a year earlier

2023Q4 · $46.43 psm2026Q3 · $53.74 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 Telok Ayer 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.

What's been approved at Telok Ayer Conservation Area?

Key takeawayURA has approved 3 changes of use at Telok Ayer 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.

4 Nov 2010Renewed
Continued use as ktv karaoke lounge
Continued use of the 3-storey building as ktv karaoke lounge on lot 99862c ts03 at 277/279 south bridge road (chinatown (telok ayer))
28 Sept 2009Renewed
Continued use as karaoke ktv lounge
Continued use of the 3-storey building as karaoke ktv lounge
20 Nov 2008Renewed
Continued use as ktv karaoke lounge
Continued use of the 277/279 & 277a/279a & 277b & 279b south bridge road of the 3-storey building as ktv karaoke lounge on lot 00060-0001 ts03 (chinatown (telok ayer))
8 Nov 2006Renewed
Continued use as ktv karaoke lounge
Continued use at 3rd storey as ktv karaoke lounge
8 Nov 2006Renewed
Continued use as ktv karaoke lounge
Continued use at 1st storey as ktv karaoke lounge
8 Nov 2006Renewed
Continued use as ktv karaoke lounge
Continued use at 2nd storey as ktv karaoke lounge
21 Nov 2005Renewed
Continued use as ktv karaoke lounge
Continued use of 3rd storey as ktv karaoke lounge
7 Oct 2005Renewed
Continued use as ktv karaoke lounge
Continued use at 1st storey as ktv karaoke lounge
7 Oct 2005Renewed
Change of use
Continued use at 2nd storey for ktv karaoke lounge
1 Dec 2004Renewed
Continued use as ktv karaoke lounge
Contineud use of 3rd sty as ktv karaoke lounge
5 Nov 2004Renewed
Change of use
Continue use of the premises at 1st sty for ktv karaoke lounge
5 Nov 2004Renewed
Change of use
Continue use of the premises at 2nd sty for ktv karaoke lounge

6 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 South Bridge Road 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 Telok Ayer 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 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 Telok Ayer Conservation Area?

Key takeawayThe nearest MRT/LRT is Maxwell MRT, about 203 m away — and 3 competing retail premisess operate nearby.

Getting around

Maxwell MRT203 m · ~3 min

Amenities nearby

Vienna Medical Clinic · 3 mOpp Sri Mariamman Tp · 37 mPlace Of Worship · 64 mMaxwell MRT Exit 2 · 101 mAnn Siang Hill Pk · 125 mHotel · 136 mKreta Ayer Community Club · 254 mEducational Institution · 799 mOutram Polyclinic · 803 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.

Maxwell Food Centre · 168 mHong Heng Seng · 210 mCross Street Exchange · 271 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Telok Ayer Conservation Area

Key takeawayThe nearest station is Maxwell (TE18), 100 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 50 public car parks are within 500 m.

Foot traffic: busier than 95% of retail buildings

nearest MRT/LRT Maxwell (TE18) 100 m, about 23,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 9, about 27,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 20,000 residents within 1 km (June 2026); 8 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)100 m · about 23,000 weekday taps
Chinatown (NE4 / DT19)270 m · about 97,000 weekday taps
Telok Ayer (DT18)272 m · about 37,000 weekday taps
Tanjong Pagar (EW15)481 m · about 85,000 weekday taps
Outram Park (EW16 / NE3 / TE17)566 m · about 78,000 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 Telok Ayer Conservation Area. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 27,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Backlane (Mohd Ali Lan E - Ann Siang Hill) (URA)15 m
Backlane (Ann Siang Rd - Erskine Rd) (URA)43 m
Backlane (Temple St - Smith St) (URA)66 m
Ann Siang Rd (URA)119 m
S$1.20 per half-hour at midday on a weekday · 26 car lots
Banda St - Sago Lane O Ff St (URA)159 m
S$1.20 per half-hour at midday on a weekday · 29 car lots

Nearest URA season parking: Blair Road-Everton Roa D Area, 1.1 km away, S$80/month.

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

Who's registered at Telok Ayer Conservation Area?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list Telok Ayer Conservation Area as their registered address. These are registered businesses, not who occupies the space.

Health and social services
3
Accommodation and food services
2
Financial and insurance
1
Information and communications
0
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 Telok Ayer Conservation Area

Where is Telok Ayer Conservation Area?⌄

Telok Ayer Conservation Area is at 277,277A,277B,279 South Bridge Road, Singapore 058826, in the Outram planning area.

What is Telok Ayer Conservation Area zoned as?⌄

Telok Ayer Conservation Area sits on land zoned commercial under the URA Master Plan.

What is the tenure of Telok Ayer Conservation Area?⌄

Telok Ayer Conservation Area is leasehold. About 65 years remain on the lease.

Is Telok Ayer Conservation Area a conserved property?⌄

Yes. Telok Ayer Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Telok Ayer Conservation Area sold for?⌄

Across 3 recorded transactions, the median price is S$4,566 psf. The latest was in January 2018.

What is the nearest MRT station to Telok Ayer Conservation Area?⌄

Maxwell MRT is the closest, 203 m away (about a 3-minute walk).

How many businesses are registered at Telok Ayer Conservation Area?⌄

6 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.