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. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Apr 2017. ACRA records 1 live company registration 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
- 999-year leasehold
- District / Area
- District 1 · Outram
- Address
- 28,30,32 Ann Siang Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 3 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
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 069708.
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 999-year leasehold, with about 800 years remaining on the lease.
2 transactions have been recorded here, at a median of S$5,560 psf. The most recent was in April 2017.
1 business is currently registered at this address with ACRA.
The nearest MRT is Maxwell MRT, 206 m away (about a 3-minute walk). The closest bus stop (Maxwell Stn Exit 2) is 130 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Apr 2017 | Shop House | S$52.00M | 7,266 sqft | $7,157 |
| Aug 2007 | Shop House | S$28.80M | 7,266 sqft | $3,964 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Telok Ayer Conservation Area rent for?
Retail space — District 1 retail
Region band · 2026Q3S$ 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.
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.
- 16 Jul 2025RenewedFloor 1Continued use as shop with ancillary restaurant and bar with live entertainment
Continued use at the 1st storey of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as shop with ancillary restaurant and bar with live entertainment (#01-XX) (chinatown (telok ayer) conservation area)
- 5 Dec 2024ApprovedChange of use to restaurant and bar
Change of use at the roof terrace of the 3-storey building ts03 on lot 99259k, 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) to restaurant and bar (chinatown (telok ayer) conservation area)
- 22 Aug 2024RenewedFloor 1Continued use as shop with ancillary restaurant and bar with live entertainment
Continued use at the 1st storey of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as shop with ancillary restaurant and bar with live entertainment (#01-XX) (chinatown (telok ayer) conservation area)
- 18 Dec 2023RenewedFloor 1Continued use as restaurant and bar
Continued use at the basement of the 3-storey building ts03 on lot 00426a & 00426n at 28 ann siang road as restaurant and bar and continued use at the 1st storey unit of the 3-storey building at 28 ann siang road as restaurant with ora at roof over rear court(#01-XX) (chinatown (telok ayer) conservation area)
- 21 Aug 2023RenewedFloor 1Continued use as shop with ancillary restaurant and bar with live entertainment
Continued use at the 1st storey of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as shop with ancillary restaurant and bar with live entertainment (#01-XX) (chinatown (telok ayer) conservation area)
- 28 Jul 2022RenewedFloor 1Continued use as shop with ancillary restaurant and bar with live entertainment
Continued use at the 1st storey of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as shop with ancillary restaurant and bar with live entertainment (#01-XX) (chinatown (telok ayer) conservation area)
- 31 Aug 2021RenewedFloor 1Continued use as shop with ancillary restaurant and bar with live entertainment
Continued use at the 1st storey of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as shop with ancillary restaurant and bar with live entertainment (#01-XX) (chinatown (telok ayer) conservation area)
- 21 Jun 2021RenewedContinued use as restaurant and bar
Continued use at the roof terrace of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as restaurant and bar (chinatown (telok ayer) conservation area)
- 22 Dec 2020RenewedFloor 1Continued use as restaurant and bar
Continued use at the basement of the 3-storey building ts03 on lot 00426a & 00426n at 28 ann siang road as restaurant and bar and continued use at the 1st storey unit of the 3-storey building at 28 ann siang road as restaurant with ora at roof over rear court(#01-XX) (chinatown (telok ayer) conservation area)
- 3 Aug 2020RenewedContinued use as restaurant and bar
Continued use at the roof terrace of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as restaurant and bar (chinatown (telok ayer) conservation area)
- 29 Jul 2020RenewedFloor 1Continued use as shop with ancillary restaurant and bar with live entertainment
Continued use at the 1st storey of the 3-storey building ts03 on lot 00426a & 00428n at 28 ann siang road (formerly known as 30 & 32 ann siang road) as shop with ancillary restaurant and bar with live entertainment (#01-XX) (chinatown (telok ayer) conservation area)
- 5 Feb 2020RenewedFloor 1Continued use as restaurant and bar
Continued use at the basement of the 3-storey building ts03 on lot 00426a & 00426n at 28 ann siang road as restaurant and bar and continued use at the 1st storey unit of the 3-storey building at 28 ann siang road as restaurant with ora at roof over rear court(#01-XX) (chinatown (telok ayer) conservation area)
19 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$54.50 per unit).
What do commercial rents run near Telok Ayer Conservation Area?
Indicative area yield — District 1 retail
An INDICATIVE AREA yield for District 1 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 1 ($ 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 near Telok Ayer Conservation Area?
Getting around
- Maxwell MRT206 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) 94 m, about 23,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 8, about 9,518 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)94 m · about 23,000 weekday taps
- Telok Ayer (DT18)295 m · about 37,000 weekday taps
- Tanjong Pagar (EW15)355 m · about 85,000 weekday taps
- Chinatown (NE4 / DT19)394 m · about 97,000 weekday taps
- Shenton Way (TE19)559 m · about 32,000 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
8 bus stops within 400 m, with 9,518 boardings and alightings on an average weekday.
Public car parks within 500 m
- Ann Siang Rd (URA)22 mS$1.20 per half-hour at midday on a weekday · 26 car lots
- Backlane (Ann Siang Rd - Erskine Rd) (URA)91 m
- Backlane (Mohd Ali Lan E - Ann Siang Hill) (URA)114 m
- Amoy St Off St (URA)162 mS$1.50 per half-hour at midday on a weekday · 16 car lots
- Amoy St (URA)175 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?
- Accommodation and food services1
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 28,30,32 Ann Siang Road, Singapore 069708, 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 999-year leasehold. About 800 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 2 recorded transactions, the median price is S$5,560 psf. The latest was in April 2017.
What is the nearest MRT station to Telok Ayer Conservation Area?⌄
Maxwell MRT is the closest, 206 m away (about a 3-minute walk).
How many businesses are registered at Telok Ayer 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 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.