CommercialCOMMERCIALConservation999-year leaseholdDistrict 1 · Outram

Telok Ayer Conservation Area

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2020

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 999-year leasehold. 2 transactions are on record since 1995, most recently in Sept 2020. ACRA records 4 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 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: 999-year leasehold
District / Area: District 1 · Outram
Address: 44,44a,45,45a,46,46a Amoy Street
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 4

About Telok Ayer Conservation Area

Telok Ayer Conservation Area is a commercial conservation area in Outram (District 01). It is located along Amoy Street, Singapore 069870.

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 805 years remaining on the lease.

2 transactions have been recorded here, at a median of S$6,440 psf. The most recent was in September 2020.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Telok Ayer MRT, 262 m away (about a 4-minute walk). The closest bus stop (Aft Telok Ayer St) is 188 m away (about a 3-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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 takeaway2 transactions are on record since 1995, most recently in Sept 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2020	Shop House	S$21.28M	2,646 sqft	$8,043
Apr 2017	Shop House	S$12.80M	2,646 sqft	$4,838

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 street- or building-level rent is published here. Across District 1 retail, retail space rented at a median of $10.02 psf a month in 2026Q3, with the middle half of leases between $8.23 and $15.92. That is not this building's own rent, and never a quote for a particular unit.

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 5 changes of use at Telok Ayer Conservation Area since 2000, most recently in 2018. 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.

21 Feb 2024Renewed
Continued use as restaurant
Continued use at the 1st storey units of the 2-storey buildings ts03 on lot 98827m at 45 and 46 amoy street as restaurant (chinatown (telok ayer) conservation area)
23 Jul 2021Renewed
Continued use as restaurant
Continued use at the 1st storey units of the 2-storey buildings ts03 on lot 98827m at 45 and 46 amoy street as restaurant (chinatown (telok ayer) conservation area)
28 Feb 2020Renewed
Continued use as restaurant
Continued use at the 1st storey units of the 2-storey buildings ts03 on lot 98827m at 45 and 46 amoy street as restaurant (chinatown (telok ayer) conservation area)
27 Feb 2019Renewed
Continued use as restaurant
Continued use at the 1st storey units of the 2-storey buildings ts03 on lot 98827m at 45 and 46 amoy street as restaurant (chinatown (telok ayer) conservation area)
20 Mar 2018Approved
Change of use to restaurant
Change of use at the 1st storey units of the 2-storey buildings ts03 on lot 98827m at 45 and 46 amoy street to restaurant (chinatown (telok ayer) conservation area)
3 Oct 2017Approved
Additions & alterations
Proposed addition & alteration works to the 2-storey buildings with roof mezzanine (integrated development), including change of use at the 1st storey (units 45 & 46 only) to shop, 2nd storey and roof mezzanine (units 45 & 46 only) to office ts03 on lot 98827m at 44, 45 & 46 amoy street (chinatown (telok ayer) conservation area)
31 May 2012Approved
Change of use to restaurant
Change of use of the 1st storey at 44 amoy street as restaurant
12 May 2010Approved
Change of use: spa → beauty salon
Change of use of 1st, 2nd sty and roof mezzanine from spa to beauty salon on lot 98827m ts03 at 45 & 46 amoy street (chinatown (telok ayer))
9 Apr 2009Approved
Change of use to spa
Change of use/retention of the 1st, 2nd sty and roof mezzanine as spa
19 Mar 2008Renewed
Continued use as spa
Continued use at 1st, 2nd sty and roof mezzanine as spa on lot 256-2 ts 3 at house no 45 & 46 amoy street (chinatown (telok ayer))
20 Mar 2007Renewed
Continued use as spa
Continued use at 1st, 2nd sty and roof mezzanine as spa on lot 256-2 ts 3 at house no 45 & 46 amoy street (chinatown (telok ayer))
9 Mar 2006Renewed
Continued use as spa
Continued use of 1st , 2nd storey and roof mezzanine as spa

3 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?

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 Telok Ayer MRT, about 262 m away — and 3 competing retail premisess operate nearby.

Getting around

Telok Ayer MRT262 m · ~4 min

Amenities nearby

Place Of Worship · 15 mVivien @ Robinson Practice · 43 mAnn Siang Hill Pk · 119 mAft Telok Ayer St · 188 mTelok Ayer MRT Exit A · 236 mHotel · 246 mKreta Ayer Community Club · 448 mEducational Institution · 863 mOutram Polyclinic · 963 mSingapore General Hospital · 1.2 km

Competing premises nearby

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

Amoy Street Food Centre · 146 mCross Street Exchange · 349 mHong Heng Seng · 402 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Telok Ayer Conservation Area

Key takeawayThe nearest station is Telok Ayer (DT18), 236 m away — a moderately busy station, with about 37,000 taps in and out on an average weekday. 39 public car parks are within 500 m.

Foot traffic: busier than 85% of retail buildings

nearest MRT/LRT Telok Ayer (DT18) 236 m, about 37,000 taps a weekday; 11 more stations within 1 km; bus stops within 400 m: 8, about 18,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 18,000 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

Telok Ayer (DT18)236 m · about 37,000 weekday taps
Maxwell (TE18)237 m · about 23,000 weekday taps
Tanjong Pagar (EW15)292 m · about 85,000 weekday taps
Shenton Way (TE19)427 m · about 32,000 weekday taps
Chinatown (NE4 / DT19)461 m · about 97,000 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 about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Amoy St Off St (URA)47 m
S$1.50 per half-hour at midday on a weekday · 16 car lots
Backlane (Amoy St) (URA)71 m
Amoy St (URA)90 m
S$1.20 per half-hour at midday on a weekday · 81 car lots
Backlane (Mccallum St) (URA)92 m
Mccallum St (URA)100 m
S$1.20 per half-hour at midday on a weekday · 11 car lots

Nearest URA season parking: Blair Road-Everton Roa D Area, 1.2 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 takeaway4 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.

Financial and insurance
3
Professional, scientific and technical services
1
Wholesale and retail trade
0
Real estate
0
Education
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 44,44A,45,45A,46,46A Amoy Street, Singapore 069870, 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 805 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$6,440 psf. The latest was in September 2020.

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

Telok Ayer MRT is the closest, 262 m away (about a 4-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.

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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.