CommercialCOMMERCIALFreeholdDistrict 9 · Orchard

United House

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2026

Quick Summary

United House is a commercial building in District 9 · Orchard, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.9. It is freehold. 45 transactions are on record since 1995, at a median S$1,375 psf, most recently in Jun 2026. 5 units are currently listed for sale or rent. ACRA records 209 live company registrations at this address.

The facts are here — now get the verdict on United House.

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What are the key facts about United House?

Key takeawayUnited House is a commercial building in District 9 · Orchard, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.9
Tenure: Freehold
District / Area: District 9 · Orchard
Address: 20 Kramat Lane
Land area: 1,193 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Strata units (MCST): 50
Managing agent: CWL FACILITIES MANAGEMENT PTE LTD
Strata formed: 1991 (MCST 1612)
Submarket: Orchard
Units with a recorded sale: At least 33
Listed as: Office
Transactions on record: 45 (records start 1995)
Live listings: 5
ACRA registrations: 209

About United House

United House is a commercial building in Orchard (District 09). It is located along Kramat Lane, Singapore 228773.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.9. It lies inside the Central Area.

The site is freehold. It occupies roughly 1,193 sqm of land with about 5,846 sqm of gross floor area.

45 transactions have been recorded here, at a median of S$1,375 psf. The most recent was in June 2026.

221 businesses are currently registered at this address with ACRA.

The nearest MRT is Somerset MRT, 386 m away (about a 6-minute walk). The closest bus stop (Concorde Hotel S'pore) is 94 m away (about a 2-minute walk).

What is United House zoned as?

Key takeawayUnited House sits on land zoned COMMERCIAL with a gross plot ratio of 4.9, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.9
Urban design area: Udga
Central Area: Yes

BCA-verified envelope: allowable GFA 5,846 sqm · built 5,099 sqm · headroom 747 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has United House sold for?

Key takeawayAcross 45 recorded transactions since 1995, the median price is about S$980k, most recently in Jun 2026.

Date	Use	Price	Area	PSF
Jun 2026	Office	S$1.39M	592 sqft	$2,345
Jun 2026	Retail	S$1.00M	441 sqft	$2,266
Feb 2026	Retail	S$1.35M	441 sqft	$3,059
Oct 2023	Office	S$984k	570 sqft	$1,725
Sept 2022	Office	S$1.39M	517 sqft	$2,690
Apr 2019	Office	S$3.25M	1,399 sqft	$2,323
May 2018	Office	S$1.29M	549 sqft	$2,350
Mar 2014	Office	S$1.20M	506 sqft	$2,372
Sept 2011	Office	S$980k	592 sqft	$1,655
Apr 2011	Office	S$2.33M	1,528 sqft	$1,524

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 United House rent for?

Key takeawayNo rent is published for United House itself. On its street, Kramat Lane, office space rented at a median of $4.46 psf a month in 2026Q2. That is not this building's own rent, and never a quote for a particular unit.

Office space on Kramat Lane

Street level · 2026Q2

25th pct

—

— psm

Median

$4.46

$48.04 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q4 · $42.42 psm2026Q2 · $48.04 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 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 United House

Key takeawayCollective sale: A collective sale tender launched 10 Jun 2025 at a reserve price of S$166 million closed 1 Jul 2025; no outcome was reported. EdgeProp Singapore A collective sale needs the owners' consent and may still fail.Brokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Vacancy 5%
Islandwide (Grade B): Rent S$8.35 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Orchard Road: Rent S$10.18 psf/mth · Vacancy 1.8% · Planned / under construction 1.00m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% on the year).

Earlier: A collective sale tender launched Feb 2025 at a reserve price of S$166 million was relaunched later; no sale was reported. EdgeProp Singapore
Earlier: A collective sale attempt launched Oct 2024 at a reserve price of S$166 million did not go through. EdgeProp Singapore

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 United House

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 United House?

Key takeawayURA has approved 13 changes of use at United House since 2000, most recently in 2026. 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.

4 Sept 2026Agency worksFloor 1
Change of use to gym / fitness centre
Lodgment for proposed use of unit #01-XX as gym / fitness centre
22 Jul 2026ApprovedFloor 4
Change of use to commercial school
Proposed change of use of units #04-XX & #04-XX to commercial school
6 Jul 2026ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment
4 Jun 2026ApprovedFloor 4
Change of use to commercial school
Proposed change of use of unit #04-XX to commercial school
17 Apr 2024RenewedFloor 4
Continued use as massage establishment
Continued use of unit #04-XX as massage establishment
27 Jun 2023Agency worksFloor 1
Change of use to gym/fitness centre
Lodgment for proposed use of unit #01-XX as gym/fitness centre
16 Sept 2021Agency worksFloor 5
Change of use to office
Lodgment for proposed use of unit #05-XX as office
21 Jun 2021ApprovedFloor 4
Change of use to massage establishment
Proposed change of use of unit #04-XX to massage establishment
5 Apr 2021Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
8 Jan 2021Agency worksFloor 4
Change of use to office
Lodgment for proposed use of unit #04-XX as office
15 Dec 2020Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed use of unit #04-XX as commercial school
22 May 2018Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed unit of unit #03-XX as commercial school

2 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 Kramat Lane 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 United House?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 United House right now?

Key takeaway5 units are currently listed at United House — 2 for sale and 3 for rent. One row per unit; several agents often market the same unit.

For sale (2)

United HouseS$1.65M · 549 sqft
United House2 agentsS$2.30M · 760 sqft

For rent (3)

United House2 agentsS$2k/mo · 440 sqft
United House2 agentsS$2k/mo · 450 sqft
United HouseS$2k/mo · 441 sqft

Browse every listing at this building →

What is near United House?

Key takeawayThe nearest MRT/LRT is Somerset MRT, about 386 m away — and 2 competing retail premisess operate nearby.

Getting around

Somerset MRT386 m · ~6 min

Amenities nearby

Hotel · 12 mIsland Group Clinic · 37 mConcorde Hotel S'pore · 95 mPenang Rd Os · 142 mPlace Of Worship · 290 mDhoby Ghaut MRT Exit C · 299 mEducational Institution · 456 mMount Elizabeth Hospital · 915 m

Competing premises nearby

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

Plaza Singapura · 290 mCold Storage Singapore (1983) Pte Ltd · 290 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at United House

Key takeawayThe nearest station is Dhoby Ghaut (NS24 / NE6 / CC1), 299 m away — a busy station, with about 64,000 taps in and out on an average weekday. 16 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 41% of office buildings

nearest MRT/LRT Dhoby Ghaut (NS24/NE6/CC1) 299 m, about 64,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 4, about 20,000 taps a weekday; Orchard: 44,871 resident workers (Census 2020, by workplace); about 16,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Dhoby Ghaut (NS24 / NE6 / CC1)299 m · about 64,000 weekday taps
Somerset (NS23)317 m · about 66,000 weekday taps
Bencoolen (DT21)845 m · about 20,000 weekday taps
Little India (NE7 / DT12)919 m · about 55,000 weekday taps
Bras Basah (CC2)941 m · about 10,000 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 United House. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Concorde Hotel (development car park)80 m
rates not published as open data
Penang Rd Off St (URA)144 m
S$1.20 per half-hour at midday on a weekday · 19 car lots
Orchard Point (development car park)208 m
rates not published as open data
Plaza Singapura (development car park)285 m
rates not published as open data
Orchard Central (development car park)299 m
rates not published as open data

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

Who's registered at United House?

Key takeaway209 live companies (and LLPs and branches; sole proprietors are not counted) list United House as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
41
Accommodation and food services
40
Wholesale and retail trade
34
Financial and insurance
27
Transportation and storage
15
Other services
12
Information and communications
9
Real estate
6
Administrative and support services
5
Education
5

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.

What is United House's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 75 kWh/m²·yr

Frequently asked questions about United House

Where is United House?⌄

United House is at 20 Kramat Lane, Singapore 228773, in the Orchard planning area.

What is United House zoned as?⌄

United House sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.9.

What is the tenure of United House?⌄

United House is freehold.

What have units at United House sold for?⌄

Across 45 recorded transactions, the median price is S$1,375 psf. The latest was in June 2026.

What is the nearest MRT station to United House?⌄

Somerset MRT is the closest, 386 m away (about a 6-minute walk).

How many businesses are registered at United House?⌄

221 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.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, LTA DataMall car parks, 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.