Type

Units

Min Area

Price Range

Other

355 sqft

S$1.3M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260K on this acquisition.
Located 4 min (330 m) from TE26 Marine Parade MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Roxy Square Shopping Centre: Retail Investment Opportunity on East Coast Road

Roxy Square Shopping Centre stands as an established commercial landmark positioned along East Coast Road, one of Singapore's most vibrant retail and residential corridors. This purpose-built shopping complex brings together carefully designed retail units that cater to the dynamic demands of both neighbourhood shoppers and passing commuter traffic. The development exemplifies the enduring appeal of ground-level retail in mature, well-established districts where foot traffic and customer accessibility remain paramount to business success.

The shopping centre's location places it within easy reach of Marine Parade MRT Station, situated approximately 330 metres away with a comfortable four-minute walk. This proximity to public transport infrastructure enhances accessibility for both customers and staff, reducing reliance on private vehicles and expanding the catchment area from which retailers can draw custom. The Marine Parade station serves as a key interchange within the eastern transport network, ensuring regular commuter flow and heightened visibility for retail occupants throughout peak hours.

Commercial Viability and Tenant Appeal

Shop units within Roxy Square Shopping Centre appeal to a wide spectrum of retail operators, from established franchise holders seeking expansion to independent boutique retailers building their Singapore presence. The development's maturity means a proven track record of customer flow, established signage rights, and functional infrastructure that minimises operational friction. The 355 square feet footprint provides sufficient space for compact retail operations whilst keeping fit-out costs proportionate to revenue potential, making these units particularly attractive for niche retail concepts and speciality services that do not require expansive floor plates.

The East Coast Road location benefits from consistent residential support, with numerous HDB and private residential estates within the surrounding precinct. This geography creates a stable, recurring customer base rather than relying solely on transient foot traffic. Retailers occupying units within established shopping centres typically enjoy lower tenant acquisition costs and faster operational ramp-up compared to standalone street-level retail, given the established brand presence and regular marketing activities conducted by centre management.

Investment Fundamentals for Retail Property Buyers

Investors acquiring retail units within Roxy Square Shopping Centre participate in a commercial asset class that has demonstrated resilience through economic cycles. Unlike residential property, commercial retail spaces are not subject to the same regulatory constraints regarding resale, allowing investors greater flexibility in exit strategies and portfolio rebalancing. Rental yields on well-positioned shop units in mature shopping centres typically range between 4% and 6% per annum, depending on unit size, location within the centre, and tenant quality. The Marine Parade area, characterised by stable consumer demand and limited new retail supply, supports favourable tenant retention and rental growth aligned with inflation.

The current asking prices for units within the development reflect underlying real estate fundamentals in this established commercial zone. Comparable recent transactions in the East Coast area have seen shop units trade between S$3,500 and S$4,200 per square foot, positioning Roxy Square's offerings competitively within that band. Investors should note that additional outgoings—including maintenance charges, property tax, and centre management fees—will reduce net yield, typically accounting for 20–30% of gross rental income. These ongoing costs are essential for maintaining the centre's appearance, security infrastructure, and common areas, which in turn protect long-term occupancy rates and rental stability.

Regulatory Considerations for Property Buyers

Singapore Citizens purchasing a second residential property, or investors acquiring commercial property as a secondary investment, should factor in Additional Buyer's Stamp Duty (ABSD). Commercial property is generally exempt from ABSD, however, it is prudent to seek tax advice if the unit is registered under corporate ownership or if the buyer intends to occupy the unit for mixed-use purposes. The structure of your purchase—whether through personal ownership, a private company, or a trust—carries distinct stamp duty and tax implications that can materially affect your overall cost of acquisition and ongoing compliance obligations. Professional legal advice during the purchase phase will identify any structural inefficiencies and optimise the transaction for your specific circumstances.

Location Advantages and Market Positioning

The positioning of Roxy Square within the Marine Parade precinct affords access to a demographic profile that skews towards stable, middle-to-upper-income households. This customer base exhibits strong retail spending patterns and lower price sensitivity for quality goods and services. The proximity to schools, healthcare facilities, and recreational amenities within the East Coast area creates a self-sustaining economic ecosystem. Retailers benefit from customers making multi-purpose trips—combining grocery shopping, dining, services, and discretionary purchases within the same location, which elevates average transaction values and customer visit frequency.

The four-minute walk to Marine Parade MRT Station positions the shopping centre as a natural anchor point for commuter-oriented retail concepts. Pop-up experiences, casual dining, and grab-and-go services perform particularly well in locations where foot traffic peaks coincide with commuting patterns. The station's integration into the broader MRT network means the centre captures demand not only from immediate residents but also from transfer passengers and commuters utilising Marine Parade as an interchange point.

Future Outlook and Supply Dynamics

The East Coast corridor has reached maturity in terms of retail provision, with limited new purpose-built shopping centres planned for the immediate vicinity. This supply constraint supports a constructive long-term outlook for existing well-maintained retail assets. The Singapore government's planning framework continues to encourage densification and mixed-use developments in established corridors, which typically elevates accessibility and consumer footfall rather than fragmenting it. Investors should monitor broader transport infrastructure projects—such as planned cross-island connectivity or estate rejuvenation initiatives—which could further enhance the catchment and accessibility profile of the Roxy Square location over the medium to long term.

Roxy Square Shopping Centre represents a tangible commercial asset with established market demand, professional management oversight, and exposure to a stable demographic base. For investors seeking recurring income with limited capital intensity and lower gearing requirements than residential property, retail units in mature shopping centres remain a valuable portfolio component within a balanced property investment approach.

Frequently Asked Questions

What rental yield can I expect from a shop unit at Roxy Square Shopping Centre?

Shop units in established shopping centres like Roxy Square typically deliver gross rental yields between 4% and 6% per annum, depending on tenant quality, location within the centre, and broader economic conditions. However, net yield after deducting maintenance charges, property tax, and centre management fees—which collectively account for 20–30% of gross rental income—will be lower. The East Coast area benefits from stable residential support and consistent foot traffic, which supports tenant retention and gradual rental growth aligned with inflation. Investors should conduct a detailed tenant profiling exercise and review recent lease agreements for comparable units to arrive at site-specific yield expectations before committing capital.

How does Roxy Square's pricing compare to recent comparable transactions in East Coast?

Recent shop unit transactions in the East Coast corridor have traded between approximately S$3,500 and S$4,200 per square foot, placing Roxy Square competitively within that established band. Units within Roxy Square, measuring around 355 square feet, therefore command asking prices broadly aligned with market precedent. Price per square foot can vary based on floor level, position within the centre (corner units and high-traffic entries command premiums), and remaining lease tenure. Investors should request transaction data for units sold within the past 12–18 months at comparable shopping centres in Marine Parade and East Coast to validate whether current offerings represent fair value relative to market conditions and centre-specific fundamentals.

Am I liable for Additional Buyer's Stamp Duty (ABSD) when purchasing a shop unit?

Commercial property purchases are generally exempt from Additional Buyer's Stamp Duty (ABSD), which primarily targets residential property transactions. However, the exemption depends on the property's classification and your intended use. If you are registering the shop unit under personal ownership and it is classified purely as commercial retail, ABSD should not apply. Conversely, if the unit is registered under a corporate entity, or if you intend to occupy any portion of the unit for mixed residential–commercial purposes, the tax treatment becomes more complex. It is essential to consult a qualified tax advisor or conveyancing lawyer before completing the purchase to confirm your specific liability and to structure the acquisition in the most tax-efficient manner possible.

What is the lease tenure at Roxy Square, and does it affect long-term capital value?

Property leases in Singapore are structured as either 99 years, 999 years, or Freehold. You should confirm the specific lease tenure for Roxy Square Shopping Centre from the land registry or sales documentation, as commercial property values are sensitive to remaining lease length. A 99-year lease will eventually decay, potentially affecting resale value and mortgage availability as the lease approaches expiry (typically banks become cautious once fewer than 60 years remain). If Roxy Square holds a 999-year or Freehold tenure, this eliminates lease decay risk and provides indefinite capital value preservation. Before purchasing, verify the tenure, calculate the lease remaining term, and assess whether potential future lease extensions (if applicable) would incur significant costs. Lease-dependent valuations require more active portfolio management and earlier exit planning compared to freehold assets.

How does proximity to Marine Parade MRT Station support capital appreciation and rental demand?

Proximity to an MRT station fundamentally enhances property values by reducing transport friction and expanding the effective customer catchment area. Roxy Square's location 330 metres from Marine Parade MRT Station—a comfortable four-minute walk—ensures that retailers benefit from regular commuter throughput, whilst residents and office workers within the wider precinct can access the centre without private vehicle reliance. Transport accessibility directly correlates with higher foot traffic, lower customer acquisition costs for retailers, and therefore stronger tenant demand and rental stability. Properties in high-transport-accessibility zones typically appreciate faster than comparable retail in less connected locations, particularly if the transport network is expanded (such as through planned interchange enhancements or new line extensions). Over the medium to long term, Singapore's strategic focus on public transport intensification should support continued demand for retail assets anchored near established MRT stations.

Is Roxy Square suitable for owner-occupiers, investors, or both profiles?

Roxy Square appeals primarily to investor-operators and professional retail operators seeking recurring income or stable business locations, rather than first-time property buyers. The 355-square-foot unit size accommodates niche retail concepts, speciality services, and boutique operators, making it suitable for entrepreneurs launching retail ventures who value lower entry costs and established foot traffic. Conversely, passive investors seeking pure rental yield will find these units attractive for long-term hold strategies, provided they secure quality tenants and monitor lease renewals. Owner-occupiers running their own retail operations can benefit from tax deductions on mortgage interest and centre operating expenses. High-net-worth individuals looking to diversify beyond residential property or to build a small retail portfolio may view units as portfolio components, though the capital requirement (typically S$1.3 million and above) and concentration risk should be weighed against broader investment objectives. Professional advice is recommended to assess fit within your specific financial profile and objectives.

What TDSR headroom and financing options are available at typical purchase prices?

Financing a shop unit purchase typically requires a larger down payment than residential mortgages, with commercial lenders commonly requiring 30–40% cash down, leaving 60–70% available for debt financing. At an asking price around S$1.3 million, this implies a potential mortgage of S$780,000–S$910,000, assuming a 30–35% deposit. Most commercial lenders impose a Debt Service Ratio (TDSR) cap of 60%, which caps monthly debt servicing costs at 60% of gross monthly income. Monthly debt service on a S$800,000 mortgage over 25 years at 3.5% interest approximates S$3,650, requiring gross monthly income of at least S$6,083 to remain within TDSR. Commercial property financing is individually underwritten and more stringent than residential mortgages, so lenders will scrutinise your personal credit profile, business cash flow, and rental income documentation in detail. Engaging a mortgage broker familiar with commercial property can identify competitive rates and suitable lenders before formal application.

What are the key competing shopping centres or retail investments in the East Coast area?

The East Coast precinct includes established retail anchors such as Parkway Parade, which offers larger-format retail with higher visitor volumes and diverse tenant mix, and smaller neighbourhood centres scattered across residential estates. Roxy Square differentiates itself through its specific East Coast Road frontage, mature trading history, and appeal to independent operators seeking lower-cost entry points compared to flagship centres. Parkway Parade, whilst larger and more prominent, commands higher rent and occupancy costs; investors comparing options should analyse tenant retention rates, vacancy periods, and rental growth trajectories at each centre. Secondary and tertiary shopping centres often exhibit more stable yields and lower leverage in operator negotiations than primary locations, making them attractive to value-conscious investors. When evaluating Roxy Square against competing retail investments, request comparative yield analysis, tenant turnover data, and historical rental escalation for recent transactions in peer centres to validate relative value.

Do certain unit positions (corner vs. mid-block, ground vs. upper levels) command significant pricing premiums?

Retail unit values are highly position-sensitive, with corner units and high-traffic entry positions commanding premiums of 15–25% above mid-block units of equivalent size. Ground-floor units invariably outperform upper-level retail due to superior visibility, walk-in accessibility, and customer foot traffic. Within Roxy Square, units positioned near the main entrance, car park access, or MRT station approach will attract higher rents and faster tenant acquisition than interior or upper-floor units. Premium-position units are more resilient during economic downturns, maintain faster lease-to-lease turnover, and support stronger capital growth. When reviewing available inventory, prioritise ground-floor units with direct street or common-area frontage, as these provide the most durable income and capital value. Less premium positions may require longer vacancy periods or rental concessions to attract tenants, though they offer entry-price advantages if your investment strategy is long-term hold rather than near-term monetisation.

What is the future supply pipeline for retail in the East Coast and Marine Parade district?

The East Coast and Marine Parade corridor is a mature retail precinct with limited major new shopping centre development planned in the immediate vicinity. Singapore's planning framework directs significant retail expansion towards growth centres like Jurong Innovation District and suburban transport nodes rather than incremental retail supply in fully developed eastern areas. This supply constraint is structurally supportive for existing retail assets like Roxy Square, as new customer demand from population growth must be absorbed by established centres rather than leaking to competing new supply. However, broader economic trends—such as e-commerce adoption and changing consumer behaviour—continue to pressure traditional retail, meaning centres must actively curate tenants and customer experiences to maintain relevance. Investors should monitor long-term government planning announcements, district regeneration initiatives, and transport infrastructure projects (such as planned cross-island connectivity) which could drive incremental footfall and valuations. In the absence of significant new competing supply, Roxy Square benefits from a protective supply-demand dynamic that supports sustained rental and capital value growth over the medium to long term.

Shop At Roxy Square Shopping Centre — From S$1.3M