Telok Ayer Conservation Area
Telok Ayer Conservation Area is a commercial building in District 1 · Outram, on land zoned COMMERCIAL under the URA Master Plan. 3 transactions are on record since 1995, most recently in Jul 2023. 1 unit is currently listed for rent. ACRA records 3 live company registrations at this address.
What are the key facts about Telok Ayer Conservation Area?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Not on record
- District / Area
- District 1 · Outram
- Address
- 5, 5a, 5b Ann Siang Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Listed as
- Shop / Shophouse
- Transactions on record
- 3 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 3
About Telok Ayer Conservation Area
Telok Ayer Conservation Area is a commercial conservation area in Outram (District 01). It is located along Ann Siang Road, Singapore 069688.
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.
3 transactions have been recorded here, at a median of S$1,660 psf. The most recent was in July 2023.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Maxwell MRT, 219 m away (about a 3-minute walk). The closest bus stop (Opp Sri Mariamman Tp) is 94 m away (about a 2-minute walk).
What is Telok Ayer Conservation Area zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Telok Ayer Conservation Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jul 2023 | Shop House | S$32.00M | 1,446 sqft | $22,136 |
| May 2001 | Shop House | S$2.17M | 1,446 sqft | $1,505 |
| Jan 2000 | Shop House | S$2.40M | 1,446 sqft | $1,660 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Telok Ayer Conservation Area rent for?
Retail space — District 1 retail
Region band · 2026Q3S$ 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 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
- 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 Telok Ayer Conservation Area
Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 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 Telok Ayer Conservation Area?
No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area). URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.
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.
- 26 Jun 2023ApprovedChange of use: residential → office
Change of use at the 3rd storey unit ts03 on lots 99399l & 99400m at 5 ann siang road from residential to office (chinatown (telok ayer) conservation area)
- 11 Aug 2013ApprovedChange of use
Proposed restaurant at the 1st, 2nd & 3rd storey units of the 3-storey building ts03 on lot 99400m, 99399l at 5 & 5a ann siang road (chinatown (telok ayer) conservation area)
- 11 Mar 2010ApprovedChange of use: retail outlet → apartment
Proposed change of use at 3rd storey of the 3-storey building from retail outlet to apartment. on lot 99399l , 99400m ts03 at 5 ann siang road (chinatown (telok ayer))
- 9 Mar 2010ApprovedChange of use: existing retail outlet → restaurant on 1st & 2nd storey, outdoor refreshment area for restaurant
Proposed change of use from existing retail outlet to restaurant on 1st & 2nd storey, outdoor refreshment area for restaurant at roof on lot 99399l , 99400m ts03 at 5 ann siang road (chinatown (telok ayer))
- 20 Nov 2001ApprovedAdditions & alterations
Proposed additions/alterations to existing 3-storey building and change of use at 1st, 2nd & 3rd storey from office to restaurant
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$54.50 per unit).
What do commercial rents run near Telok Ayer Conservation Area?
Indicative area yield — District 1 retail
An INDICATIVE AREA yield for District 1 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 1 ($ 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 available at Telok Ayer Conservation Area right now?
For rent (1)
- Ann Siang RoadS$61k/mo · 5,248 sqft
What is near Telok Ayer Conservation Area?
Getting around
- Maxwell MRT219 m · ~3 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 Telok Ayer Conservation Area
nearest MRT/LRT Maxwell (TE18) 99 m, about 23,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 10, about 20,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 20,000 residents within 1 km (June 2026); 7 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)99 m · about 23,000 weekday taps
- Telok Ayer (DT18)252 m · about 37,000 weekday taps
- Chinatown (NE4 / DT19)326 m · about 97,000 weekday taps
- Tanjong Pagar (EW15)420 m · about 85,000 weekday taps
- Outram Park (EW16 / NE3 / TE17)602 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
10 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Backlane (Mohd Ali Lan E - Ann Siang Hill) (URA)52 m
- Backlane (Ann Siang Rd - Erskine Rd) (URA)53 m
- Ann Siang Rd (URA)54 mS$1.20 per half-hour at midday on a weekday · 26 car lots
- Backlane (Temple St - Smith St) (URA)133 m
- Amoy St (URA)173 mS$1.20 per half-hour at midday on a weekday · 81 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?
- Wholesale and retail trade1
- Financial and insurance1
- Real estate1
- Information and communications0
- Professional, scientific and technical services0
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 5, 5A, 5B Ann Siang Road, Singapore 069688, 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.
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$1,660 psf. The latest was in July 2023.
What is the nearest MRT station to Telok Ayer Conservation Area?⌄
Maxwell MRT is the closest, 219 m away (about a 3-minute walk).
How many businesses are registered at Telok Ayer Conservation Area?⌄
3 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 Telok Ayer 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.