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 2023. 1 unit is currently listed for sale. 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
- 999-year leasehold
- District / Area
- District 1 · Outram
- Address
- 94 Amoy Street
- Land area
- —
- Completed
- Not on record
- Storeys
- 2 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Listed as
- Shop / Shophouse
- Transactions on record
- 2 (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 Amoy Street, Singapore 069914.
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$10,910 psf. The most recent was in April 2023.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Telok Ayer MRT, 192 m away (about a 3-minute walk). The closest bus stop (Telok Ayer Stn Exit A) is 212 m away (about a 3-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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 2023 | Shop House | S$21.80M | 1,856 sqft | $11,748 |
| Nov 2022 | Shop House | S$18.69M | 1,856 sqft | $10,071 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Telok Ayer Conservation Area rent for?
Retail space — District 1 retail
Region band · 2026Q3S$ 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
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 Telok Ayer Conservation Area?
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.
- 27 Oct 2025ApprovedChange of use to restaurant cum nightclub
Change of use at the 1st, 2nd storey and roof mezzanine unit of the 2-storey building with roof mezzanine ts03 on lot 99077v at 94 amoy street to restaurant cum nightclub (1st sty) and restaurant (2nd sty and mezz) (chinatown (telok ayer) conservation area)
- 10 Jan 2025ApprovedAdditions & alterations
Proposed addition and alteration works involving change of use of 1st storey to restaurant cum nightclub, 2nd storey to restaurant, and attic storey to office at existing 2-storey conserved shophouse on ts03 lot 99077v at 94 amoy street s-069914 (chinatown - telok ayer conservation area)
- 20 Oct 2023ApprovedAdditions & alterations
Proposed addition and alteration works involving change of use of 1st storey to restaurant cum nightclub, 2nd storey to restaurant, and attic storey to office at existing 2-storey conserved shophouse
- 27 Mar 2023RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge (chinatown (telok ayer) conservation area)
- 4 Mar 2022RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge (chinatown (telok ayer) conservation area)
- 6 Dec 2021RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge (chinatown (telok ayer) conservation area)
- 21 Feb 2018RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge (chinatown (telok ayer) conservation area)
- 1 Jul 2016RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge (chinatown (telok ayer) conservation area)
- 15 May 2015RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge
- 2 Jul 2014RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge
- 18 Oct 2012ApprovedChange of use to gymnasium ts03
Change of use of the 2nd storey at 94 amoy street as gymnasium ts03 on lot 99077v 94 amoy street (chinatown - telok ayer conservation area)
- 17 Jan 2012RenewedContinued use as karaoke lounge
Continued use at the 1st storey unit of the 2-storey building ts03 on lot 99077v at 94 amoy street as karaoke lounge (chinatown (telok ayer) conservation area)
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$54.50 per unit).
What do commercial rents run near Telok Ayer Conservation Area?
Indicative area yield — District 1 retail
An INDICATIVE AREA yield for District 1 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 1 ($ 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 sale (1)
- 94A Amoy Street, 069914S$22.00M · 4,200 sqft
What is near Telok Ayer Conservation Area?
Getting around
- Telok Ayer MRT192 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 Telok Ayer (DT18) 157 m, about 37,000 taps a weekday; 11 more stations within 1 km; bus stops within 400 m: 8, about 13,000 taps a weekday; Outram: 38,402 resident workers (Census 2020, by workplace); about 18,000 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
- Telok Ayer (DT18)157 m · about 37,000 weekday taps
- Maxwell (TE18)247 m · about 23,000 weekday taps
- Chinatown (NE4 / DT19)371 m · about 97,000 weekday taps
- Tanjong Pagar (EW15)397 m · about 85,000 weekday taps
- Raffles Place (EW14 / NS26)451 m · about 133,000 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 13,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Amoy St (URA)25 mS$1.20 per half-hour at midday on a weekday · 81 car lots
- Backlane (Amoy St) (URA)50 m
- Amoy St Off St (URA)63 mS$1.50 per half-hour at midday on a weekday · 16 car lots
- Backlane (Boon Tat St - Amoy St) (URA)107 m
- Boon Tat St (URA)112 mS$1.20 per half-hour at midday on a weekday · 17 car lots
Nearest URA season parking: Blair Road-Everton Roa D Area, 1.3 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?
- Professional, scientific and technical services2
- Information and communications1
- Wholesale and retail trade0
- Accommodation and food services0
- Manufacturing0
- Administrative and support services0
- Arts, entertainment and recreation0
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 94 Amoy Street, Singapore 069914, 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$10,910 psf. The latest was in April 2023.
What is the nearest MRT station to Telok Ayer Conservation Area?⌄
Telok Ayer MRT is the closest, 192 m away (about a 3-minute walk).
How many businesses are registered at Telok Ayer Conservation Area?⌄
2 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.