Type

Units

Min Area

Price Range

Other

2485 sqft

S$33,000/mo

Property Highlights

Prices currently start from S$33,000.
Located 4 min (310 m) from TE18 Maxwell MRT Station.

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Premium Food & Beverage Venue in Singapore's Heart of Hospitality

The restaurant and bar space situated at the convergence of Ann Siang Hill, Club Street, and Amoy Street represents a rare commercial opportunity in one of Singapore's most vibrant hospitality precincts. This 2,485 square-foot establishment is positioned to capture the diverse clientele that flows through this celebrated entertainment district, where heritage architecture meets contemporary dining culture. The property combines functional space with the inherent brand value of its location, making it an attractive proposition for experienced F&B operators seeking an established foothold in central Singapore.

Occupying a strategic corner of the Tanjong Pagar conservation area, this venue benefits from year-round pedestrian traffic generated by office workers, residents, and leisure visitors. The district has evolved into a destination for fine dining, casual eateries, craft bars, and nightlife, with the property's location placing it directly within the primary circulation routes of this ecosystem. The availability of ancillary live entertainment licensing adds a further layer of operational flexibility, enabling proprietors to diversify revenue streams through music performances, DJ events, or other permitted entertainment offerings.

Proximity to Maxwell MRT and Transport Connectivity

Located merely 310 metres from Maxwell MRT Station (TE18), the space enjoys a significant competitive advantage in terms of accessibility and foot traffic generation. This four-minute walking distance means that commuters, tourists, and CBD professionals can reach the venue with minimal effort during morning and evening peak periods as well as weekend leisure hours. The Maxwell station itself serves as a junction point for business and residential traffic, while the surrounding road network—including Amoy Street and Club Street—provides additional vehicular and pedestrian ingress points.

The MRT proximity also enhances the property's appeal to prospective tenants or operators evaluating return on investment. Hospitality venues near major transport nodes typically command higher average transaction values per seat and demonstrate greater resilience during economic downturns, as commuter footfall remains stable even when discretionary spending softens. For investors considering this space as a revenue-generating asset, the transport accessibility translates into predictable and substantial daily customer throughput, a fundamental metric for F&B profitability.

Conservation District Status and Planning Framework

The Ann Siang Hill and surrounding area is gazetted as a conservation precinct, a designation that carries both advantages and constraints for commercial operators. Conservation status protects the neighbourhood's character, preventing large-scale redevelopment and maintaining the low-rise, pedestrian-friendly environment that has become central to its brand identity. This planning protection creates a structural floor on property values and ensures that neighbouring land uses remain compatible with a hospitality-focused district, reducing the risk of incompatible industrial or heavy commercial development nearby.

However, operators must be aware that conservation status imposes architectural and heritage guidelines. Any significant interior or exterior modifications typically require approval from the relevant planning authority, and some operational changes—particularly those affecting facade, signage, or external appearance—may face restrictions. Prospective buyers and tenants should factor in compliance timelines and potential design consultancy costs when evaluating the operational and capital expenditure implications of taking on this space.

Space Configuration and Operational Versatility

The 2,485 square-foot footprint provides sufficient room for diverse F&B concepts, ranging from intimate fine-dining restaurants to high-capacity casual bars, noodle houses, or specialty coffee establishments. The floor area is large enough to support full kitchen facilities, dining or bar seating for 50 to 100+ covers depending on operational model, storage, and back-of-house functions. This flexibility has been a hallmark of successful establishments in the Ann Siang Hill precinct, where the best-performing venues adapt their concepts to capture multiple dayparts—lunch service catering to office workers, evening aperitif service to pre-dinner crowds, and late-night entertainment to leisure seekers.

The inclusion of ancillary live entertainment licensing is a material asset that many competing spaces in the district do not offer or must separately apply for. This pre-approved licensing position allows an incoming operator to launch with entertainment programming immediately, shortening the runway to revenue diversification and reducing regulatory risk. The combination of licensed entertainment capability and substantial square footage creates an attractive proposition for operators with established track records in the live music, DJ, or event-driven hospitality space.

Investment Thesis and Buyer Profiles

This commercial property appeals to multiple buyer categories. Experienced F&B operators seeking to expand their portfolio or establish a flagship venue in a high-traffic location represent the core demand pool. These buyers typically conduct detailed operational due diligence, assess kitchen facilities, evaluate seating economics, and model revenue based on comparable establishments in the immediate vicinity. For such operators, the Ann Siang Hill location and MRT proximity often justify premium acquisition costs, as the location brand and transport accessibility support both direct operational revenue and tenant interest should the owner later decide to lease the space.

Property investors viewing this as a long-term income-generating asset also represent a meaningful segment. Investors may pursue owner-occupied operations initially, then transition to triple-net leasing arrangements with experienced F&B operators, thereby deriving stable cash flow whilst retaining capital appreciation exposure. The conservation precinct status and limited supply of premium F&B space in this immediate area provide some downside protection on long-term valuation, even during hospitality sector downturns.

Rental Yield and Income Potential

The commercial nature of this asset means that yield calculations differ markedly from residential property assessment. For an owner-operator, financial viability depends on operational metrics such as average transaction value, customer count, labour costs, and cost of goods sold—variables that differ significantly based on the chosen concept and execution quality. Market data suggests that well-operated restaurants and bars in the Ann Siang Hill precinct generate annual gross revenue ranging from S$600,000 to well over S$1.2 million annually, depending on seating capacity, average spend per customer, and operational hours.

For an investor pursuing a lease-based income model, the space may command annual rents from S$330,000 upwards, depending on operator quality and agreed terms. Net yield on such arrangements can range from 4 per cent to 8 per cent or higher once structural costs and ground rent are factored in, making this a competitive income proposition relative to typical residential investment yields in Singapore. However, prospective lessors should conduct comprehensive tenant credit analysis and negotiate sufficiently robust lease protections, as F&B tenant turnover can be volatile during economic downturns.

Market Dynamics and Competitive Positioning

The Ann Siang Hill and Club Street precinct has consolidated its status as Singapore's premier hospitality destination over the past decade, with the number of restaurants, bars, and entertainment venues expanding continuously. This clustering effect strengthens foot traffic and establishes the area as a leisure and dining destination, attracting both premium and casual concept operators. The regulatory environment remains supportive of hospitality use, and the local council has invested in public space improvements and pedestrian connectivity to further enhance the district's appeal.

The supply of premium, licensed F&B space in this immediate area remains comparatively limited. Many existing establishments occupy historic shophouses with restricted floor areas and kitchen configurations, whilst purpose-built or recently renovated spaces of 2,000+ square feet with full entertainment licensing are less common. This relative scarcity supports pricing dynamics favourable to sellers and provides incoming operators with meaningful differentiation opportunities, particularly if they possess capital for high-quality interior renovation and marketing.

Due Diligence and Regulatory Considerations

Prospective buyers should verify the scope and transferability of the existing live entertainment licence, confirm the precise food service classification, and ensure clarity on ground lease terms, landlord consent provisions, and any restrictive covenants affecting the space. Conservation district approval for operational signage, facade, or interior modifications should be assessed early in the acquisition process. Additionally, checks on historical business performance (if available), employee count, utility capacity, and any pending municipal compliance matters are prudent steps before commitment.

Financing of commercial F&B properties often involves more stringent bank assessments than residential acquisitions, with lenders typically requiring detailed business plans, operator track records, and lease agreements (if applicable). Buyers should engage banking partners early to understand available loan-to-value ratios and interest rate expectations for this asset class, as these may differ from residential lending products.

Conclusion

This restaurant and bar space represents a substantive commercial opportunity in Singapore's most established hospitality precinct. The combination of heritage district location, MRT proximity, licensed entertainment capability, and functional floor area create a compelling proposition for both operator-owners and investment-focused buyers. Whilst conservation status and F&B sector cyclicality demand careful due diligence, the underlying fundamentals—strong foot traffic, regulatory support, and limited competing supply—provide a robust foundation for long-term value capture and operational success.

Frequently Asked Questions

What rental yield can an investor expect if purchasing this F&B space as a leased investment?

The rental yield for commercial F&B properties depends heavily on the operator's creditworthiness and the agreed lease structure. Well-established operators in the Ann Siang Hill precinct typically generate annual revenues of S$600,000 to over S$1.2 million, meaning a property owner can negotiate annual rents ranging from S$330,000 upwards depending on operator quality and concept type. Once ground rent, property tax, and maintenance costs are accounted for, net yields typically range from 4 per cent to 8 per cent or higher, representing competitive income returns relative to residential property yields. However, F&B tenant stability can be volatile during economic slowdowns, so investors should conduct thorough tenant due diligence and ensure lease protections are sufficiently robust to protect capital and income during sector downturns.

How does the pricing per square foot compare to recent commercial transactions in the Ann Siang Hill and surrounding area?

Commercial property pricing in the Ann Siang Hill and Club Street precinct has historically ranged from approximately S$1,000 to S$2,500 per square foot depending on exact location, lease length, operational history, and regulatory licensing status. Premium corner locations with established foot traffic and full entertainment licensing command the higher end of this range. The property's 2,485 square-foot footprint and integrated live entertainment licence position it competitively within this market, though final valuation depends on factors such as lease tenure, ground rent obligations, recent refurbishment status, and equipment condition. Prospective buyers should obtain independent valuation assessments and review comparable transactions within the immediate precinct to establish benchmark pricing before negotiating purchase terms.

Does Additional Buyer's Stamp Duty (ABSD) apply to purchasing this commercial F&B property?

Additional Buyer's Stamp Duty applies only to residential property acquisitions and does not apply to commercial properties such as F&B restaurants and bars. This commercial space is therefore exempt from ABSD regardless of whether the buyer already owns residential properties or is purchasing this as a second asset. Standard Buyer's Stamp Duty and Conveyancing fees will apply at standard rates, but there is no 20 per cent ABSD liability. This removes a significant acquisition cost burden compared to residential property purchases, making commercial F&B spaces potentially more financially efficient for investors seeking diversification or operational expansion.

What is the impact of the Maxwell MRT proximity on demand, foot traffic, and capital appreciation potential?

The four-minute walk to Maxwell MRT Station (TE18) is a critical value driver for this F&B property. Transport accessibility directly correlates with daily customer throughput, as commuters, CBD office workers, and leisure visitors naturally flow through nearby streets during peak periods. Properties within a five-minute radius of major MRT stations typically command 15 to 30 per cent price premiums compared to similar-sized establishments further afield, and demonstrably higher foot traffic translates into superior operational economics for tenants or owner-operators. Long-term capital appreciation is also bolstered by MRT proximity because it underpins predictable future demand; regulatory and transport planners prioritise investment in areas around major nodes, and the planning certainty reduces downside risk. Should the operator decide to sell or refinance in future, the established MRT anchor provides confidence to prospective buyers and lenders that customer accessibility will remain strong regardless of broader market cycles.

Is this property suitable for first-time F&B operators, or do I need significant industry experience?

Success in this space requires either substantial hands-on F&B operational experience or a commitment to recruiting experienced management and front-of-house teams. The Ann Siang Hill precinct hosts well-established competitors and discerning clientele with high expectations, meaning that first-time operators without industry track records face materially higher execution risk. However, the space does offer opportunities for newcomers who partner with seasoned operators, bring capital for professional renovation and marketing, or hire an experienced F&B director and kitchen leadership team from day one. For first-time buyers, engaging hospitality consultants to develop a detailed business plan, conduct feasibility analysis, and identify operational risks is strongly recommended before committing capital. Investor-focused buyers without personal F&B expertise should focus on the lease investment model, identifying and vetting established operators as tenants rather than attempting operational management themselves.

What are the Debt Servicing and Financing implications for buyers at typical price points?

Commercial property financing in Singapore typically offers loan-to-value ratios of 60 to 70 per cent for F&B spaces, with interest rates generally 0.5 to 1 per cent higher than residential mortgages due to perceived operational volatility. Banks typically require comprehensive business plans, detailed operator CVs (if the buyer intends to operate the space), and often tenant agreements or revenue projections before approving facilities. At a purchase price around S$800,000 to S$1.2 million (depending on final valuation), a buyer financing 65 per cent would require a loan of approximately S$520,000 to S$780,000, translating to monthly debt servicing ranging from S$4,500 to S$7,000 at typical rates. Banks typically assess Debt Servicing Ratio (DSR) based on owner-operator projected revenue or tenant-based rental income rather than standard household income calculations. Buyers should engage financing partners early to confirm available loan terms and ensure that operational or rental income assumptions support DSR comfort before committing to acquisition.

How does conservation precinct status affect operational flexibility, renovation, and future regulatory risk?

Conservation gazettal protects the neighbourhood's character and prevents incompatible redevelopment, which provides long-term planning certainty and downside protection on property values. However, it does impose material constraints on operational flexibility. Any exterior modifications, signage changes, kitchen venting infrastructure, or substantial interior renovations typically require approval from the local planning authority and heritage conservation guidelines may apply. Approval timelines can extend from six weeks to several months, and some design concepts may be rejected outright if deemed incompatible with conservation objectives. Prospective operators should budget for heritage consultancy fees (typically S$5,000 to S$20,000+) and factor in extended timelines for any significant operational or capital improvements. The regulatory framework is unlikely to change materially in future, so conservation constraints are essentially permanent; operators must design business concepts and capital plans with these limitations in mind from the outset.

What competing F&B developments or spaces are available nearby, and how does this property compare?

The Ann Siang Hill, Club Street, and Amoy Street precinct is densely populated with established restaurants, bars, and entertainment venues, but purpose-built or recently refurbished spaces of 2,000+ square feet with full entertainment licensing remain comparatively scarce. Many competing properties occupy heritage shophouses with restricted floor areas, older kitchen infrastructure, and more limited entertainment capabilities, giving this property's 2,485 square-foot footprint and integrated licensing a material differentiation advantage. Competing spaces in the immediate area typically range from 800 to 2,000 square feet, implying this venue offers significantly more operational flexibility and higher seating capacity. The pre-approved entertainment licence is a particularly valuable attribute, as many comparable properties require separate, time-consuming applications. For operators seeking a premium, well-configured space in Singapore's premier hospitality precinct, this offering represents one of the more comprehensive options currently available, justifying premium acquisition pricing relative to smaller or less well-equipped competing sites.

Which floor levels or unit configurations offer the best value and operational suitability?

For F&B operations in the Ann Siang Hill precinct, ground-floor or basement-adjacent locations typically command the highest operational value and customer appeal, as pedestrian accessibility and walk-in traffic are maximised at street level. The specific floor configuration of this 2,485 square-foot space should be verified during viewings, as split-level layouts or multiple separate rooms may complicate operational workflow and staffing efficiency compared to unified floor plans. Prospective operators should assess kitchen placement and capacity, dining area flow, washroom configuration, and storage adequacy during site inspection, as these factors significantly impact operational margins and customer experience. Corner locations with multiple street frontages (if applicable) typically offer superior branding and visibility compared to mid-block locations, justifying potential price premiums. Buyers should engage operational consultants or restaurant designers to assess the specific floor layout and advise on any necessary renovation costs to optimise the space for the intended concept before finalising the purchase price.

What is the broader supply pipeline and regulatory outlook for F&B commercial space in this district over the next 5 years?

The Tanjong Pagar conservation district is unlikely to see substantial new commercial construction, as heritage protection regulations and land constraints prevent large-scale redevelopment. This planning certainty limits future supply increases, supporting current valuations and rental rates. The Urban Redevelopment Authority and local planning teams have signalled support for hospitality and lifestyle uses within the conservation area, and recent public realm improvements (pedestrian linkages, streetscape enhancements) indicate ongoing investment in the district's appeal. However, economic downturns historically generate F&B tenant failures, temporarily increasing available space supply until the sector stabilises. Longer-term, the precinct is expected to benefit from continued CBD proximity, international tourism recovery, and strong local patronage from both office workers and residents. Prospective buyers should expect the neighbourhood to remain a premium hospitality destination, but should also acknowledge that F&B sector cycles mean rental rates and tenant demand will fluctuate. The underlying scarcity of well-configured, purpose-built space in this regulated precinct suggests that valuations will remain relatively resilient compared to non-conservation areas, providing some long-term capital protection even during hospitality downturns.

Restaurant And Bar, Ancillary Live Entertainment. — From S$33,000