The short answer
A Singapore shophouse can only be used for what URA's Master Plan zoning and the unit's approved use allow. Most conservation shophouses are zoned commercial or commercial-and-residential, so shops, restaurants and offices are commonly possible, but any change from the approved use needs URA written permission before the tenant moves in.
- Decided by
- URA zoning, approved use, conservation rules
- Change of use
- Generally needs URA permission
- Other regulators
- SFA, SCDF, NEA, STB, MOH, SPF
- First step
- Confirm approved use of the exact floor
Last reviewed 2026-11-05. Rules and fees change; confirm with the relevant agency before committing to a lease or fit-out.
Quick answer: common uses and what governs them
| Use | Usually decided by | Extra approvals to expect |
|---|---|---|
| Restaurant / café | URA use class and zoning | SFA food shop licence, SCDF fire safety, PUB grease trap |
| Bar / pub | URA use class, neighbours and zone | SPF liquor licence, noise controls, SCDF |
| Retail shop | Zoning, usually straightforward | Specific licences only for regulated goods |
| Office / co-working | Zoning and approved use | SCDF occupant load check |
| Boutique hotel / hostel | URA hotel use, conservation guidelines | STB hotel licensing, SCDF, change of use |
| Clinic / dental | URA use class | MOH licence under the Healthcare Services Act |
| Residential | Zoning, residential rules | Minimum rental period rules for private homes |
Three layers that decide permitted use
First is zoning in the URA Master Plan, which sets the broad land use for the site. Second is the unit's approved use, the use last granted permission, which may be narrower than the zoning. Third are conservation guidelines, which add façade, roof and storey-level constraints in conservation areas.
You can look up the zoning of any lot on URA's online Master Plan tools, but the approved use of a particular unit and floor is a separate question your qualified person (QP) or lawyer should confirm with URA before you sign a lease that depends on it.
- Check zoning on the URA Master Plan, then confirm the approved use of the specific unit.
- Ask whether upper floors have different approved uses from the ground floor.
- Check the conservation grade and whether the planned works touch the protected façade.
- Make the lease conditional on approvals if the use needs URA permission.
Zoning tells you what a street can be. The approved use tells you what your unit is allowed to be today.
When change of use applies
Under Singapore's planning rules, changing the use of a building or part of it generally needs planning permission from URA, even if no building works are planned. Typical triggers are converting retail to F&B, office to hotel or shophouse residence to a commercial activity. See our step-by-step F&B licensing and change of use guide for the process.
Where each use is covered on this site
- Restaurants and cafés: see the shophouse restaurant and café guide.
- Bars: see the shophouse bar and liquor licence guide.
- Retail: see the shophouse retail guide.
- Offices and co-working: see the shophouse office guide.
- Hotels and hostels: see the boutique hotel and hostel guide.
- Clinics and studios: see the clinic and studio guide.
- Signage, fit-out and fire safety: see the fit-out rules guide.
Sources and where to verify
See also our shophouses for rent hub and the commercial shophouse permitted uses overview.