Kampong Glam · D07
Shophouses for Sale & Rent in Kampong Glam, Singapore
Sultan Mosque backdrop, Haji Lane and Arab Street boutique trade, and a strong cafe, fashion and creative tenant base.
Quick answer
Should I buy or rent a shophouse in Kampong Glam?
Buy a shophouse in Kampong Glam if you want a long-term heritage asset and can confirm zoning, tenure and conservation constraints up front. Rent if you want Kampong Glam frontage for a concept without the capital outlay. Kampong Glam is a conservation area with its own Historic District guidelines, and zoning is typically Commercial or Commercial & Residential. Conservation rules apply to facades and sometimes to use.
Jump to: shophouses for sale, shophouses for rent, best streets, due diligence.
What to expect
Shophouses in Kampong Glam: what to expect
Kampong Glam is Singapore's historic Malay-Arab quarter, centred on Sultan Mosque, Arab Street, Haji Lane, Bussorah Street and Muscat Street. It combines destination retail, cafes and bars with a growing creative-office presence.
Buy
Shophouse for sale in Kampong Glam
Buyers like Kampong Glam for its distinctive identity, heavy tourist and local footfall and proximity to Bugis. Conservation constraints are real, but so is the brand value of the streetscape for boutique and experience-led tenants.
Who buys here
- Owner-operators of lifestyle brands
- Investors seeking tourist-supported retail
- Family offices
Watch-outs
- Conservation use constraints
- Tourist and event-driven demand swings
- Noise and operating-hours rules near mosques and residents
Browse wider inventory: commercial shophouses for sale, conservation shophouses for sale and freehold shophouses.
Rent
Shophouse for rent in Kampong Glam
Tenants are fashion and lifestyle brands, cafes, restaurants and studios that benefit from highly photogenic streets. Haji Lane frontage is small-format and sought after; Arab Street suits larger retail footprints.
Typical tenants
- Fashion and lifestyle retail
- Cafes and restaurants
- Creative studios
- Boutique hospitality
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 Kampong Glam
| Factor | Buy | Rent |
|---|---|---|
| Best for | Long-term owners, investors and operators who want control of the building | Operators who want Kampong Glam 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 | Conservation use constraints | Rent reviews, reinstatement obligations and licence approval timing |
Where
Best streets for shophouses in Kampong Glam
Haji Lane
Narrow, boutique-led and heavily photographed.
Arab Street
Textile, gifts and larger-format retail.
Bussorah Street
Pedestrianised mall toward Sultan Mosque.
Muscat Street & Baghdad Street
Cafes and restaurants in lower-key lanes.
Rules
Permitted uses and zoning in Kampong Glam
Kampong Glam is a conservation area with its own Historic District guidelines, and zoning is typically Commercial or Commercial & Residential. Conservation rules apply to facades and sometimes to use.
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 Kampong Glam 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 Kampong Glam
We have no published example listing for Kampong Glam at the moment. Tell us your brief and we will source from the open and off-market pool.
Advisory
Looking for a shophouse in Kampong Glam?
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 Kampong Glam
Shophouses in Kampong Glam: frequently asked questions
Is Kampong Glam good for a retail or cafe tenant?+
Yes, it is one of Singapore's best-known lifestyle destinations, with strong tourist and local footfall. Fit depends on frontage and concept; Haji Lane suits small-format concepts while Arab Street suits larger formats.
Can I buy a Kampong Glam shophouse for F&B?+
Yes, subject to zoning, conservation guidelines and SFA licensing. Confirm the permitted use on the Master Plan and check ventilation, grease-trap and fire requirements for the specific unit before offering.
How much does a shophouse for sale in Kampong Glam cost?+
There is no single price for Kampong Glam. 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 Kampong Glam?+
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 Kampong Glam because asking and signed rents often differ.
Is there a residential shophouse for sale or rent in Kampong Glam?+
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 Kampong Glam 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 Kampong Glam?+
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.