Bukit Pasoh · D02
Shophouses for Sale & Rent in Bukit Pasoh, Singapore
A quieter, boutique-hotel and clan-association street between Chinatown and Tanjong Pagar, next to the Keong Saik dining cluster.
Quick answer
Should I buy or rent a shophouse in Bukit Pasoh?
Buy a shophouse in Bukit Pasoh if you want a long-term heritage asset and can confirm zoning, tenure and conservation constraints up front. Rent if you want Bukit Pasoh frontage for a concept without the capital outlay. The street includes Commercial, Hotel and Commercial & Residential zoned buildings. Clan-association or institutional use may also apply, so check the Master Plan and any URA conservation conditions.
Jump to: shophouses for sale, shophouses for rent, best streets, due diligence.
What to expect
Shophouses in Bukit Pasoh: what to expect
Bukit Pasoh Road is a short conservation street of Art Deco and Chinese Baroque shophouses historically associated with clan associations and private clubs, now mixed with boutique hotels, members' clubs and offices. Keong Saik Road and Teck Lim Road are immediate neighbours.
Buy
Shophouse for sale in Bukit Pasoh
Buyers target Bukit Pasoh for its quiet, low-density heritage feel, walking distance to Outram Park and Chinatown MRT and strong boutique-hotel and private-use precedents. Supply is small and often held long-term.
Who buys here
- Boutique-hospitality operators
- Family offices
- Private-use owners seeking quiet CBD-fringe addresses
Watch-outs
- Low passing trade for walk-in retail
- Hotel use needs correct zoning and licensing
- Thin supply and long holding periods
Browse wider inventory: commercial shophouses for sale, conservation shophouses for sale and freehold shophouses.
Rent
Shophouse for rent in Bukit Pasoh
Tenants include boutique hotels, private members' clubs, design and architecture offices, and restaurants on the Keong Saik side. Street-level trade is lower than neighbouring streets, so destination concepts suit it best.
Typical tenants
- Boutique hotels
- Private clubs and associations
- Design and architecture studios
- Destination restaurants
See our shophouses for rent hub, the F&B licensing and change-of-use guide and HDB shophouses if your brief is an HDB commercial unit.
Compare
Buy vs rent a shophouse in Bukit Pasoh
| Factor | Buy | Rent |
|---|---|---|
| Best for | Long-term owners, investors and operators who want control of the building | Operators who want Bukit Pasoh frontage with lower capital at risk |
| Capital | Whole-building or strata purchase, stamp duty and fit-out | Deposit, fit-out and rent; lease terms set exposure |
| Zoning check | Drives ABSD, financing and what you can licence | Drives whether your concept is permitted at all |
| Flexibility | Illiquid; exit depends on buyer pool and tenure | Lease term and break clauses define flexibility |
| Main risks | Low passing trade for walk-in retail | Rent reviews, reinstatement obligations and licence approval timing |
Where
Best streets for shophouses in Bukit Pasoh
Bukit Pasoh Road
Quiet conservation street of clubs, offices and boutique hotels.
Keong Saik Road
Established dining and hotel cluster next door.
Teck Lim Road & Kreta Ayer Road
Smaller lanes with a mix of studios and eateries.
Rules
Permitted uses and zoning in Bukit Pasoh
The street includes Commercial, Hotel and Commercial & Residential zoned buildings. Clan-association or institutional use may also apply, so check the Master Plan and any URA conservation conditions.
Permitted use is decided by the Master Plan zoning and URA conservation guidelines, then by agency licensing (for example SFA for food and STB for hospitality). Read our URA conservation buyer manual and the commercial vs residential ABSD breakdown before you offer.
Before you commit
Due diligence checklist for a Bukit Pasoh shophouse
- 1
Confirm zoning and use
Check the Master Plan and URA conservation conditions for the exact lot, not just the street.
- 2
Verify tenure and title
Run a title search through SLA and confirm remaining tenure, easements and any strata arrangement.
- 3
Inspect the structure
Commission a building survey covering party walls, roof, drainage, termite history and approved extensions.
- 4
Check approvals
Confirm GFA, attic and rear-extension approvals match what is built; unapproved works become your problem.
- 5
Review leases
For tenanted buildings, read the leases, rent review terms and any reinstatement duties before pricing the asset.
- 6
Plan licences
For F&B, bar or hotel concepts, confirm licensing and fire-safety feasibility before committing.
Money
Financing and stamp duty pointers
Financing
- Commercial and mixed-use property loans usually carry lower loan-to-value and shorter tenors than residential loans; confirm current bank policy.
- Banks value on use and income as well as land and GFA, so a signed lease helps.
- Ask early whether the bank will lend against conservation or strata-subdivided titles.
Stamp duty
- Non-residential property attracts Buyer's Stamp Duty but not ABSD; residential-zoned property can attract ABSD.
- Mixed-use buildings are assessed by zoning and use, so confirm treatment with IRAS or your lawyer.
- Rates and rules change; check the IRAS stamp duty page before you exercise an option.
Related: investing in conservation shophouses.
Data
Price and rent data sources
We do not publish a single averaged price or rent because it would mislead. Verify figures against these primary sources (checked November 2026).
- URA REALIS and Property Market InformationCaveat-lodged and reported transactions, rental contracts and price indices for non-residential property.
- URA Master Plan and conservation guidelinesZoning, conservation area boundaries and permitted-use conditions for a specific address.
- IRAS stamp dutyBuyer's Stamp Duty and ABSD treatment of commercial versus residential property.
- Singapore Land Authority (SLA)Title, tenure and ownership searches via INLIS.
- Singapore Food Agency (SFA)Food shop licensing requirements for F&B concepts.
Inventory
Example shophouse listings near Bukit Pasoh
We have no published example listing for Bukit Pasoh at the moment. Tell us your brief and we will source from the open and off-market pool.
Advisory
Looking for a shophouse in Bukit Pasoh?
Tell us if you want to buy or rent, your use and budget, and we will share open and off-market options with the relevant zoning and tenure checks done.
Talk to a specialist
Enquire about shophouses in Bukit Pasoh
Shophouses in Bukit Pasoh: frequently asked questions
Is Bukit Pasoh good for a boutique hotel?+
It has strong precedent for boutique hospitality, but approval depends on the specific building's zoning and STB, SCDF and URA requirements. Check the Master Plan and speak to your lawyer and an architect early.
How is Bukit Pasoh different from Keong Saik Road?+
Keong Saik is a more established dining destination with heavier foot traffic. Bukit Pasoh is quieter and more private, better suited to clubs, offices and boutique stays than to walk-in retail.
How much does a shophouse for sale in Bukit Pasoh cost?+
There is no single price for Bukit Pasoh. Whole-building shophouses are priced on tenure, land and floor area, conservation grade, zoning, condition and frontage, so quantum varies widely between buildings. Check recent caveats and transactions on URA REALIS, then ask us for a comparable set for the specific street and tenure you are considering. Figures on this page are qualitative guidance, last reviewed November 2026.
How much is a shophouse for rent in Bukit Pasoh?+
Rent depends on frontage, floor level, size, fit-out condition and permitted use. Ground-floor street frontage usually commands more than upper floors or back lanes. Use URA rental statistics for context, then verify signed rents with a leasing agent. We do not quote a single rent for Bukit Pasoh because asking and signed rents often differ.
Is there a residential shophouse for sale or rent in Bukit Pasoh?+
Some shophouses are zoned Residential or Residential with Commercial at 1st storey, and some can be lived in; others are strictly commercial. Residential-zoned purchases can attract ABSD and foreign-ownership rules, and residential rentals must meet minimum rental period and occupancy rules. Check the Master Plan zoning and speak to a lawyer before assuming residential use.
Is a conservation shophouse in Bukit Pasoh better than an HDB shophouse?+
They are different products. Conservation shophouses are privately owned heritage buildings, often freehold or long-leasehold, with URA conservation constraints. HDB shophouses are HDB commercial units with lease and eligibility conditions. See our HDB shophouses guide if that is your brief; this page covers private conservation and commercial shophouses.
Can foreigners buy a shophouse in Bukit Pasoh?+
Eligibility turns on zoning and title. Non-residential (commercial) property is generally open to foreign buyers, while residential property is restricted and attracts ABSD. Mixed-zone shophouses need a case-by-case check with a lawyer, IRAS and the Singapore Land Authority.