Type

Units

Min Area

Price Range

Other

301 sqft

S$861K – S$1.6M

Property Highlights

Landed development with 3 units currently available.
Prices currently range from S$861K to S$1.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$172K on this acquisition.
Located 6 min (530 m) from TE27 Marine Terrace MRT Station.

Price Trends & Rental Yield

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Vibes @ East Coast: A Shophouse Development in the Heart of Telok Kurau

Vibes @ East Coast stands as a modern commercial retail offering positioned along Telok Kurau Road, one of East Coast's established business and residential thoroughfares. This development brings together independent retail and shophouse units in a location that bridges the gap between the vibrant residential neighbourhoods of Marine Parade and the evolving commercial landscape of the East Coast planning area. The project caters to entrepreneurs, small business operators, and investors seeking exposure to a mature estate with steady foot traffic and growing urban vitality.

The development's proximity to Marine Terrace MRT Station, located just 530 metres or approximately six minutes on foot, positions it as an accessible hub for both customers and business owners commuting across the island. This accessibility factor has long been a driver of retail success in East Coast, where the combination of residential density and transport infrastructure creates a stable commercial ecosystem. The neighbourhood itself benefits from consistent consumer demand, underpinned by the established residential communities that surround it.

Location and Connectivity

Telok Kurau Road is a historic artery of East Coast commerce, lined with established shops, eateries, and service providers that have operated for decades. The street's character blends tradition with modernisation, making it an attractive location for both heritage businesses and contemporary retail concepts. Units within Vibes @ East Coast inherit this locational advantage, enjoying visibility and foot traffic from both passing residents and workers in the broader district.

Marine Terrace MRT Station on the Thomson-East Coast Line provides direct connectivity to key employment nodes across Singapore, including the Central Business District, Orchard, and emerging growth zones like Woodlands and Bedok. This transport linkage enhances the development's appeal to operators whose customer base or supply chains extend beyond the immediate locality. For investors, the MRT proximity has historically supported stable rental yields and capital appreciation in East Coast retail properties, as the convenience factor drives both customer acquisition and asset demand.

Unit Offerings and Space Configuration

The shophouse units at Vibes @ East Coast are configured as compact retail spaces, with offerings around 409 sqft forming the baseline for independent operators. This size range is particularly suited to niche retailers, speciality F&B concepts, beauty and wellness services, and professional consulting businesses that do not require expansive floor plates. The intimate scale also appeals to owner-operators who wish to maintain hands-on management of their enterprises while benefiting from the development's shared location and infrastructure.

Smaller unit formats like those found at Vibes @ East Coast carry distinct advantages in the current retail environment. Startup costs are lower, allowing entrepreneurs to test concepts with reduced capital exposure. Rental yields on smaller units have historically outpaced larger formats in mature estates, as the tenant pool for sub-500 sqft spaces is deeper and more diverse. Additionally, smaller units tend to experience faster tenant turnover, enabling landlords to recalibrate rental rates in line with market movements more frequently than larger commercial holdings.

Investment Considerations and Market Positioning

Investors evaluating Vibes @ East Coast should consider the development's position within the broader East Coast commercial landscape. The district continues to benefit from residential intensification projects and modest urban renewal efforts, supporting steady demand for neighbourhood-scale retail. Unlike prime commercial zones such as the CBD or Marina Bay, East Coast retail trades on convenience, accessibility, and community engagement rather than prestige or flagship branding.

The rental yield outlook for shophouse units in this precinct has traditionally ranged from four to six percent gross yield, depending on unit size, floor level, and tenant profile. Owner-occupiers operating established concepts—such as hawker stalls, beauty salons, tuition centres, and neighbourhood eateries—frequently command stable lease terms and lower vacancy rates. Investor-landlords should evaluate tenant covenant strength and the business model's resilience to e-commerce and changing consumer habits, particularly for retail segments susceptible to digital disruption.

Lease Structure and Long-Term Value

Shophouse and commercial properties in Singapore typically command either freehold or 99-year leasehold tenure. Lease decay becomes a material consideration for leasehold properties as they age, with properties below 60 years remaining on the lease experiencing softened valuations and financing constraints. Prospective purchasers should confirm the lease tenure of specific units, as this factor fundamentally shapes long-term capital preservation and mortgageability. A property with extended lease tenure or freehold status will weather market cycles with greater resilience and maintain stronger asset value into the medium and long term.

Comparative Market Context

Retail and shophouse prices in East Coast have historically tracked between S$3,500 and S$5,500 per square foot, with units in well-connected locations commanding premiums over those in secondary streets. Vibes @ East Coast's positioning near an MRT station and its compact, turnkey configuration align it with properties at the upper end of this range. Comparable transactions in the immediate vicinity—including units on East Coast Road, Marine Parade Road, and side streets within walking distance of Marine Terrace MRT—provide useful benchmarks for assessing entry valuations and expected appreciation trajectories.

The competitive environment for small retail units in East Coast includes both older conservation shophouses undergoing selective upgrading and newer mixed-use developments such as Vibes @ East Coast that bundle modern facilities with traditional street-front retail. Newer stock generally commands a pricing premium of ten to fifteen percent due to superior building systems, lower maintenance expectations, and contemporary aesthetics that appeal to concept-driven tenants.

Financing and Buyer Profiles

Singapore Citizens purchasing a second residential or commercial investment property are subject to Additional Buyer's Stamp Duty at the current rate of 20%, substantially increasing the total acquisition cost alongside standard stamp duty and legal fees. For a unit priced around S$1.55 million, ABSD liability would add approximately S$310,000 to the purchase outlay, a material consideration for leveraged investors or those managing tight cash flow. First-time buyers of commercial property, or those whose primary residence is held in joint ownership, should verify their ABSD liability with a conveyancer, as specific exemptions and thresholds apply.

The development appeals to multiple buyer archetypes. Owner-occupiers seeking to establish or relocate established businesses appreciate the turnkey nature and neighbourhood foot traffic. Property investors targeting steady rental income favour the demographic stability and tenant diversity of East Coast. Upgraders moving from home-based or hawker operations to permanent retail premises find the unit configuration and lease terms conducive to business expansion. High-net-worth individuals occasionally acquire multiple units as part of a diversified real estate portfolio, though this is less common in the neighbourhood retail segment than in prime commercial zones.

Future Growth Drivers in the East Coast Precinct

The East Coast planning area has been identified in long-term urban development frameworks as an area poised for incremental intensification. Ongoing housing supply initiatives in nearby precincts such as Bedok and the broader Eastern Region are expected to bolster residential density and consumer spending in immediate environs over the next decade. Additionally, the completion of transport infrastructure projects and the maturation of mixed-use developments continue to elevate the area's profile as a retail and lifestyle destination beyond its traditional neighbourhood role.

Retail landlords and operators in East Coast benefit from relatively resilient leasing fundamentals compared to prime commercial zones, which remain subject to cyclical downturns and structural shifts in office and hospitality demand. The neighbourhood retail segment, anchored by essential services, food and beverage, and personal wellness, has demonstrated greater stability through economic cycles, supporting long-term value preservation for property holders with patient capital and realistic income expectations.

Frequently Asked Questions

What rental yield should I expect if I purchase a unit at Vibes @ East Coast as an investment property?

Shophouse and small retail units in the East Coast precinct have historically generated gross rental yields between four and six percent, depending on unit size, floor position, and tenant quality. Units at Vibes @ East Coast, given their compact 409 sqft format and proximity to Marine Terrace MRT Station, are positioned to attract a diverse tenant pool including F&B operators, beauty and wellness service providers, and professional consultants. Actual yield realisation depends heavily on tenant covenant strength, lease term length, and your ability to secure occupancy quickly after purchase. Strong neighbourhood demand and the MRT's accessibility support relatively predictable tenant acquisition compared to retail in peripheral areas, though individual unit performance will vary based on street-level visibility and specific micro-location factors within the development.

How does the pricing at Vibes @ East Coast compare to recent per-square-foot transactions in East Coast retail?

East Coast retail and shophouse properties have historically traded between S$3,500 and S$5,500 per square foot, with variation driven by lease tenure, building age, and proximity to transport nodes. A unit at Vibes @ East Coast priced at S$1.55 million translates to approximately S$3,787 per square foot, positioning it within the mid-to-upper range for this district. Recent comparable transactions in the immediate area—including units on East Coast Road and Marine Parade Road within walking distance of the MRT—suggest that newer, modern retail stock with contemporary facilities commands a ten to fifteen percent premium over older conservation shophouses. Vibes @ East Coast's newer construction and modern building systems justify positioning at the higher end of the local range, though broader market conditions and individual unit appeal will influence actual achievable prices at any given time.

What are the Additional Buyer's Stamp Duty (ABSD) implications for a second-property buyer purchasing at Vibes @ East Coast?

Singapore Citizens acquiring a second residential or commercial investment property are currently subject to Additional Buyer's Stamp Duty at 20%, a material cost consideration beyond standard stamp duty and legal fees. For a unit priced at S$1.55 million, ABSD liability would total approximately S$310,000, substantially increasing total acquisition cost. This duty is payable upon completion of the property transaction and cannot be financed as part of your mortgage, requiring sufficient liquid funds or adjusted purchasing power. It is essential to factor ABSD into your total investment outlay and financing planning; many investors find that ABSD reduces the net yield achievable on the investment or necessitates a lower purchase price to maintain acceptable return thresholds. Consulting a conveyancer is advisable to confirm your specific ABSD liability, as certain exemptions apply in limited circumstances.

How will lease tenure affect the long-term value and resale potential of a unit at Vibes @ East Coast?

Commercial and retail properties in Singapore are held on either freehold or 99-year leasehold tenure; the lease duration fundamentally shapes long-term capital preservation and mortgageability. Properties with fewer than 60 years remaining on a leasehold term experience progressively softened valuations and may encounter financing constraints from lending institutions unwilling to extend mortgages on short-lease assets. If Vibes @ East Coast units are leasehold, confirming the unexpired lease length at the time of purchase is critical—a 99-year lease purchased today will have considerable remaining term, supporting multiple generations of holding, whilst a property already 30 years into its lease will require replacement planning within 70 years. Freehold tenure, where available, eliminates lease decay risk entirely and typically commands a premium of ten to twenty percent over comparable leasehold properties due to indefinite holding periods and unencumbered financing access.

How does proximity to Marine Terrace MRT Station influence demand and capital appreciation for units at Vibes @ East Coast?

Marine Terrace MRT Station, located approximately 530 metres from Vibes @ East Coast, provides direct access to the Thomson-East Coast Line and onwards connectivity to major employment and commercial hubs across Singapore. Properties within walking distance of MRT stations have historically appreciated faster than those in less accessible locations, as transport convenience drives both customer foot traffic for retail operators and investment desirability for property holders. The station serves growing residential catchments in Bedok and Marine Parade, ensuring sustained commuter demand and neighbourhood vitality over the medium to long term. For retail operators, the MRT proximity translates to reliable customer acquisition and operational predictability; for investors, it supports stable tenant demand and pricing resilience during market downturns. The accessibility factor has supported East Coast retail valuations even during broader retail sector headwinds, as the neighbourhood-scale retail at Vibes @ East Coast benefits from residents and workers prioritising convenience over destination shopping.

Which buyer profiles are best suited to purchasing units at Vibes @ East Coast?

Vibes @ East Coast appeals to several distinct buyer archetypes. Owner-occupiers seeking to establish or relocate established businesses—such as F&B concepts, beauty and wellness services, or professional consultancies—appreciate the turnkey format and proven foot traffic in an established neighbourhood. Property investors targeting steady, predictable rental income favour East Coast retail's demographic stability and diversified tenant pool compared to prime commercial zones prone to cyclical volatility. Upgraders transitioning from home-based operations or hawker stalls to permanent, professional retail premises find the unit size and lease terms conducive to business growth without excessive capital outlay. High-net-worth individuals occasionally acquire multiple units as part of diversified real estate portfolios, though this is less common in neighbourhood retail than in prime CBD or mixed-use precincts. First-time commercial property buyers benefit from the lower absolute purchase price and lower entry barrier compared to larger retail formats or office spaces.

What financing headroom and Total Debt Service Ratio (TDSR) constraints should I anticipate at typical Vibes @ East Coast price points?

A unit at Vibes @ East Coast priced around S$1.55 million would typically be financed via a 70 to 75 percent loan-to-value mortgage, requiring down payment and closing costs of approximately S$387,500 to S$465,000 upfront. Monthly mortgage servicing on a S$1.1625 million loan over 25 years at current interest rates (approximately 3.5 to 4 percent) would be roughly S$5,200 to S$5,500. Lenders assess Total Debt Service Ratio limits—typically capping total monthly obligations at 60 percent of gross monthly income for investment properties—meaning you would require gross monthly income of approximately S$8,700 to S$9,200 to qualify for such a mortgage. Many investors use projected rental income from the property itself to offset TDSR calculations; if you can secure a tenant paying S$4,500 to S$5,000 monthly, lenders will typically credit 80 percent of that income toward serviceability assessments, substantially improving your borrowing capacity. Consulting a mortgage broker to stress-test financing scenarios based on conservative rental assumptions is advisable before commitment.

How does Vibes @ East Coast compare to other nearby retail and shophouse developments in terms of value and positioning?

The East Coast retail market includes a mix of older conservation shophouses undergoing selective modernisation and newer mixed-use developments such as Vibes @ East Coast that bundle contemporary building systems with retail-centric design. Newer stock typically commands a ten to fifteen percent pricing premium due to superior facilities, lower maintenance expectations, and appeal to modern concept-driven tenants seeking professional, well-maintained operating environments. Vibes @ East Coast's unit pricing of approximately S$3,787 per square foot positions it competitively against recently completed or refurbished retail properties in the neighbourhood, while undercutting prime East Coast Road locations that sometimes approach S$5,000 per square foot. Older conservation properties on side streets may trade at discounts of ten to twenty percent, offering value for buyers with renovation appetite and patient holding periods; however, these often involve hidden costs and compliance challenges that newer purpose-built retail avoids. The development's modern infrastructure, MRT adjacency, and contemporary design make it particularly attractive to tenants seeking professional branding and operational efficiency.

Are certain unit stacks or floor levels at Vibes @ East Coast likely to offer better value or investment potential?

Ground floor and lower-level units at Vibes @ East Coast typically command premiums over upper floors, as street-level retail experiences superior foot traffic, visibility, and customer accessibility—critical factors for F&B, retail, and service-oriented tenants. Ground-floor units often achieve five to ten percent higher rental rates and faster tenant acquisition compared to upper-floor space, justifying the purchase premium. However, upper-floor units may offer value for investor-landlords willing to accept slightly longer vacancy periods or slightly lower rents in exchange for lower acquisition costs; the annual yield spread often offsets the entry-price discount within three to five years. Corner units and those with primary frontage on Telok Kurau Road command additional premiums due to superior visibility and walk-by customer exposure. For owner-operators seeking the best absolute value, second-floor units with direct street access via escalator or stair often offer an attractive middle ground—lower than ground-floor pricing but superior visibility and accessibility compared to higher floors. The specific layout, frontage orientation, and signage permissions of individual units should be assessed directly, as these micro-location factors often outweigh floor-level considerations alone.

What future supply pipeline and growth drivers should I anticipate in the East Coast district that could affect Vibes @ East Coast's long-term investment potential?

East Coast has been identified in Singapore's long-term urban planning frameworks as an area poised for incremental residential intensification and commercial activation over the next decade. Ongoing housing supply initiatives in nearby precincts—particularly in Bedok and the broader Eastern Region—are expected to bolster residential density, consumer spending, and neighbourhood retail demand in immediate environs. The completion and maturation of transport infrastructure projects, including the full operationalisation of the Thomson-East Coast Line, continues to elevate the area's profile beyond traditional neighbourhood retail into a bona-fide lifestyle and mixed-use destination. Unlike prime commercial zones such as the CBD or Marina Bay, which remain susceptible to cyclical office demand and structural shifts in workplace habits, neighbourhood retail at East Coast benefits from more resilient fundamentals anchored by essential services, food and beverage, and personal wellness offerings. Property holders with patient capital and realistic income expectations are well-positioned to benefit from steady tenant demand and gradual capital appreciation as the precinct matures. However, retail operators should monitor structural changes in consumer behaviour—including ongoing e-commerce penetration and shifts toward experiential and service-based retail—to ensure long-term business model viability beyond the property investment horizon alone.

Shop At 308 Telok Kurau Road — From S$861K