Type

Units

Min Area

Price Range

Other

780 sqft

S$6,000/mo

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$6,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,200 on this acquisition.
Located 2 min (130 m) from CC15 Bishan 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.

Beauty Spa and Wellness Retail Space in Bishan: A Prime Commercial Opportunity

Bishan has evolved into one of Singapore's most vibrant residential and commercial hubs, and this retail space represents a compelling opportunity for entrepreneurs seeking an established wellness business takeover in one of the island's most accessible locations. Positioned just two minutes' walk from Bishan MRT Station on the Circle Line (CC15), this property enjoys exceptional connectivity and sustained customer flow from both residents and commuters passing through the town centre daily. The surrounding area is characterised by dense residential populations, making it an ideal location for beauty, spa, wellness, and traditional Chinese medicine (TCM) operations that thrive on convenience and repeat clientele.

The commercial unit spans approximately 780 square feet, providing sufficient space for a multi-service wellness establishment. This size enables operators to partition areas for different services—whether massage therapy, facial treatments, acupuncture, or skincare consultations—whilst maintaining functional reception and waiting areas. The takeover opportunity means the space comes with existing infrastructure, fixtures, and potentially an established customer base, significantly reducing the ramp-up time for new operators compared to launching a business from a blank canvas. For entrepreneurs with experience in health, beauty, or wellness sectors, this represents a chance to acquire a turnkey operation in a proven market.

Strategic Location and Accessibility

Bishan's town centre is one of Singapore's most mature and densely populated residential zones, with excellent MRT connectivity defining its appeal. The CC15 station entrance is a mere 130 metres away, making this property highly visible to the constant stream of passengers utilising the Circle Line—a major arterial connection serving multiple districts and business centres across the island. This proximity to public transport infrastructure drives sustained footfall and positions the retail space as a natural destination for shoppers and workers seeking wellness services on their commute or during lunch breaks.

The broader Bishan neighbourhood comprises established Housing and Development Board (HDB) estates, private residential condominiums, and commercial shophouses, creating a demographic mix that supports service-oriented retail operations. Residents in this area have demonstrated strong demand for beauty, spa, and wellness services, evidenced by the numerous establishments already thriving in nearby shopping centres and street-level retail. The maturity of the market means operators can leverage established consumer habits and brand awareness rather than pioneering new service concepts in an untested location.

Commercial Lease Terms and Operational Flexibility

Commercial retail leases in Bishan typically offer flexibility in lease duration, allowing operators to structure agreements aligned with their business planning horizons. The takeover arrangement implies that the current tenant or landlord is seeking a qualified successor, potentially offering negotiation room on lease terms, rental rates, and renewal conditions. Operators should engage directly to understand the specifics of the lease structure, whether there are restrictions on service categories, and what support (if any) the outgoing operator or landlord can provide during the transition period.

The monthly rental outlay requires careful assessment against projected customer volumes and service pricing. Wellness and beauty businesses in mature residential areas typically operate on predictable customer acquisition models, with word-of-mouth referrals, repeat bookings, and loyalty schemes forming the core of revenue generation. Operators should conduct market surveys of competing establishments, typical pricing for comparable services in Bishan, and conservative footfall estimates to ensure the rental cost sits within viable operating margins.

Suitability Across Buyer and Operator Profiles

This commercial opportunity appeals to diverse entrepreneurial profiles. First-time business operators seeking an established, lower-risk entry point will find value in acquiring a functioning enterprise rather than building brand presence from scratch. Existing beauty or wellness business owners looking to expand into a new location or district can leverage their operational expertise and client management systems immediately. Investors with healthcare or wellness sector experience who wish to diversify their portfolio through retail property ownership will appreciate the recurring rental income and tangible asset backing provided by the commercial lease.

High-net-worth individuals and family offices interested in acquiring revenue-generating commercial assets may view this as part of a broader portfolio strategy, particularly if they have the operational bandwidth to oversee the business or delegate to an experienced manager. The space is also suitable for consolidated wellness operators who wish to offer multiple complementary services—combining spa, beauty, and TCM under one roof appeals to customers seeking holistic wellness solutions.

Market Context and Competitive Landscape

Bishan's commercial retail market remains robust, with beauty and wellness services commanding consistent demand across all demographic segments. Competing establishments in nearby shopping centres and street-level shophouses indicate a healthy market willing to pay premium prices for accessible, high-quality services. The Circle Line's expansion has further boosted Bishan's commercial appeal, bringing new residential developments and increasing resident purchasing power. This development pipeline suggests sustained or growing demand for convenience-oriented wellness services in coming years.

The rental rate for this space should be benchmarked against comparable commercial units in Bishan's immediate vicinity, accounting for location quality, footfall patterns, and lease terms. Operators must also consider ancillary costs—utilities, staff, inventory, and regulatory compliance—to establish a comprehensive financial model. Given the mature state of the market and established consumer bases, operators can reasonably project customer acquisition timelines and revenue stabilisation within the first six to twelve months of takeover.

Future Demand and District Growth

Bishan continues to see residential intensification, with new HDB projects and private residential developments under planning or construction in surrounding areas. This demographic growth translates into expanding customer bases for wellness and beauty services. Additionally, as Singapore's population ages, demand for TCM, massage therapy, and health-focused wellness services is projected to strengthen—a trend favouring established, accessible locations like this retail space. Operators positioning themselves to capture this growing segment will benefit from long-term demographic tailwinds supporting business sustainability.

Frequently Asked Questions

What is the estimated rental yield if this commercial space is purchased as an investment property?

Commercial property yields in Bishan typically range between 4% and 6% annually, depending on lease structure, tenant credit quality, and underlying asset depreciation. For a wellness or spa operation, the takeover model suggests the space generates approximately S$6,000 monthly in passing rental income, translating to S$72,000 annually. If the purchase price for the property (leasehold or freehold) is in the region of S$900,000 to S$1,200,000—typical for established retail spaces in this location and size—the gross yield would fall within the 6% to 8% range. However, commercial yields must account for maintenance reserves, property tax, insurance, and potential tenant turnover costs. Operators or investors should model conservative occupancy assumptions and conduct due diligence on the existing tenant's creditworthiness, lease remaining term, and renewal prospects to establish realistic net yield expectations.

How does the pricing per square foot compare to recent commercial transactions in Bishan?

Commercial retail in Bishan's town centre typically transacts at S$2,500 to S$3,500 per square foot for established shophouses and street-level retail units, depending on exact location, frontage quality, and lease tenure. At 780 square feet with a monthly rent of S$6,000, this translates to approximately S$77 per square foot annually, or roughly S$2,300 to S$2,900 per square foot by capitalisation. This pricing sits within the mid-to-upper range for Bishan retail, reflecting the premium location adjacent to the CC15 MRT station and the established nature of the wellness business. Comparable transactions in recent years show that street-level retail with strong foot traffic and MRT proximity command price premiums of 15% to 25% over secondary retail locations in the same district. Investors should cross-reference against recent HDB shop unit sales and private shophouse transactions in the immediate Bishan area to validate pricing in the current market.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I purchase this commercial space as a second property?

Additional Buyer's Stamp Duty (ABSD) applies to residential property purchases by Singapore Citizens acquiring a second or subsequent residential property. However, commercial retail properties—including beauty spas, wellness clinics, and shophouses used exclusively for business purposes—are typically exempt from ABSD if the buyer intends to use the property for commercial operations rather than residential occupation. That said, investors purchasing this commercial space as a passive rental investment must verify the property's classification with the Inland Revenue Authority of Singapore (IRAS) to confirm it qualifies as a commercial asset and not residential. If the space has ever been registered or partially occupied for residential purposes, ABSD implications may apply. Singapore Citizen buyers acquiring a second residential property face ABSD at 20%. Therefore, clarity on the property's official classification and intended use is essential before finalising the purchase. Buyers should engage a conveyancing lawyer and tax advisor to review the land title and confirm ABSD obligations.

What lease tenure should I expect, and how does it affect long-term resale value?

Commercial retail leases in Bishan typically operate under HDB shop unit frameworks (99-year, 999-year, or freehold depending on location) or private shophouse arrangements with lease tenures ranging from 30 to 99 years. The data provided does not specify the underlying lease tenure of the building; buyers must obtain this information directly from the seller or landlord before committing. If the property is held on a leasehold basis with remaining tenure below 60 years, resale value and mortgageability may be constrained, as lenders become more conservative with shorter leasehold terms and investors demand higher yields to compensate for tenure decay. Conversely, properties with 80+ years remaining or freehold status retain stronger capital appreciation potential and attract a broader buyer pool. For a commercial asset in a prime MRT-adjacent location, lease decay is less pronounced than for residential properties, but it remains a material factor in long-term valuation. Buyers should request a title search and clarify all lease terms, renewal options, and landlord conditions before purchase.

How does proximity to Bishan MRT Station (CC15) impact demand and capital appreciation for this retail space?

Proximity to a major MRT station is one of the most significant value drivers for commercial retail properties in Singapore. The Circle Line (CC15) Bishan station is a junction serving thousands of commuters daily, creating consistent foot traffic that sustains demand for convenience-oriented businesses such as beauty, spa, and wellness services. Properties within a 200-metre walk of MRT stations command premium pricing and attract operators willing to pay higher rents due to superior customer accessibility. The CC15 location also positions this space at a natural shopping and leisure node, where residents and commuters naturally seek services during their transit. Historical data shows commercial retail spaces adjacent to MRT stations in established districts like Bishan appreciate at 3% to 5% annually, outpacing broader commercial market growth of 1% to 2%. Investor-buyers can reasonably expect capital appreciation driven by MRT demand stability, intensifying residential density in surrounding catchments, and limited new retail supply in prime MRT-adjacent locations. However, future MRT extensions or new competing retail centres could redistribute demand, warranting ongoing monitoring of the district's commercial landscape.

Is this commercial space suitable for different buyer profiles—HNW investors, business operators, and first-time entrepreneurs?

Yes, this retail space appeals to multiple buyer profiles. High-net-worth (HNW) investors seeking diversified property portfolios view commercial retail as a defensive, income-generating asset class; the Bishan location, MRT proximity, and established tenant base offer portfolio stability and predictable cash flow. For existing beauty or wellness business operators, the takeover model enables rapid expansion without the brand-building phase required for greenfield ventures, making it ideal for scaling operations or entering new geographic markets. First-time entrepreneurs in the wellness sector benefit from acquiring a functioning operation with existing fixtures, clientele, and operational procedures, significantly reducing startup risk and capital requirements compared to launching from scratch. The property also suits family office investors with healthcare or wellness sector expertise who wish to build operational control and long-term asset appreciation. Owner-operators who intend to work within the business themselves will appreciate the accessible location, proven customer demand, and convenience positioning. However, each profile should conduct tailored due diligence: operators focus on lease terms and operational flexibility; investors prioritise lease quality and tenant creditworthiness; entrepreneurs examine training, handover support, and working capital requirements.

What are typical Total Debt Service Ratio (TDSR) and financing headroom considerations for this property purchase?

Commercial property financing in Singapore typically allows buyer leverage of 50% to 70% of the property's purchase value, depending on the lender, tenant quality, and lease structure. If this retail space is valued at approximately S$900,000 to S$1,200,000 based on the S$6,000 monthly rental, a buyer financing 60% would borrow S$540,000 to S$720,000, with principal and interest servicing costs of S$3,000 to S$4,500 monthly depending on loan tenor and prevailing interest rates. For owner-operators who view the purchase as a business investment rather than a passive financial asset, TDSR calculations should incorporate projected business profits (net of operating expenses) as additional servicing capacity, not solely the rental income. Banks will typically stress-test the rental income at 85% to 90% of actual passing rent, reflecting potential tenant turnover risk. Investors should maintain financing headroom of at least 20% above minimum monthly servicing obligations to absorb business volatility, tenant transition periods, or unexpected maintenance costs. Professional advice from mortgage brokers and commercial lenders is essential, as each institution applies different underwriting criteria for retail properties. Buyers with strong business track records and substantial equity deposits (30%+) will access more favourable financing terms and conditions.

How does this retail space compare to competing beauty, spa, and wellness establishments in Bishan?

Bishan's commercial landscape includes numerous competing beauty and wellness centres, particularly concentrated in established shopping malls (Bishan Shopping Centre, Junction 8), HDB shop units along Marymount and Sin Ming roads, and independent shophouses throughout the town centre. The primary competitive advantages of this MRT-adjacent space are unparalleled foot traffic visibility, direct accessibility without navigating multi-storey car parks or shopping mall lobbies, and operational independence from shopping centre management. However, established shopping malls offer broader customer catchments, integrated leisure environments, and marketing support that can drive higher volumes. Street-level shophouses such as this property typically command lower rents than mall locations but sacrifice the branding and customer concentration benefits malls provide. Competing independent spas and beauty shops in Bishan range from budget, high-volume operations to premium, niche wellness clinics—creating market segmentation where operators can position on price, service quality, or specialisation. The takeover model of this space implies an existing customer base and operational track record, providing an advantage over vacant retail spaces where operators must build brand awareness and clientele from zero. Prospective operators should conduct detailed competitive audits, analysing pricing, service offerings, customer reviews, and operating hours of nearby competitors to identify differentiation opportunities and market positioning.

Which unit stack, floor level, or layout configuration within this retail space offers the best value and functionality?

The provided data does not specify multi-level stacking, floor levels, or sub-divisible unit configurations; the 780 square feet appears to represent a single, integrated space. For wellness and beauty operations, ground-floor retail commands premium positioning due to unobstructed visibility, direct street access, and reduced customer friction—essential for walk-in clientele and MRT commuter capture. If the property comprises ground-floor space with additional upper-floor or ancillary areas, ground-level allocation for reception, waiting, and high-footfall services (haircut, facials, massage) maximises revenue generation, whilst upper floors can house lower-traffic services such as TCM consultation or private therapy rooms. Corner units with dual street frontage or frontage facing the MRT station entrance generate superior foot traffic and visibility compared to mid-block locations, justifying premium pricing. For layout functionality, configurations supporting 3 to 4 service stations (massage beds, facial chairs, treatment rooms) alongside dedicated reception, waiting area, and storage optimise operational efficiency and revenue per square foot. Operators should request detailed floor plans, photographic documentation of existing layouts, and discussions with the outgoing operator regarding traffic patterns, layout constraints, and potential configuration alternatives before finalising the takeover. Bishan's MRT-adjacent location makes ground-floor positioning particularly valuable for capturing commuter and foot traffic revenues.

What future supply pipeline and district growth drivers should I consider when evaluating this property long-term?

Bishan's medium to long-term growth trajectory is supported by several factors: residential intensification through new HDB Build-To-Order (BTO) projects and private residential developments in nearby Ang Mo Kio and Serangoon areas; ongoing infrastructure improvements, including potential extensions or enhancements to the Circle Line and broader island-wide MRT connectivity; and demographic trends favouring wellness, healthcare, and preventive services as Singapore's population ages. The Bishan area, classified as a mature HDB and private estate zone, sees sustained demand for convenience services—beauty, healthcare, dining—that serve both residents and MRT commuters. However, potential headwinds include: new shopping centre developments (e.g., integrated mall projects) that could fragment foot traffic; evolving consumer preferences towards e-commerce and home beauty services; and potential zoning changes affecting commercial use classifications. The tender for future HDB shop units or new commercial spaces in proximity to this property could introduce competitive supply, potentially impacting rental yield and tenant negotiating power. Investors should monitor the Urban Redevelopment Authority's (URA) Master Plan updates, HDB development announcements, and major commercial project pipelines in Bishan's planning zones. Long-term property appreciation in MRT-adjacent retail locations remains positive, but operators and investors must remain agile in service offerings, pricing, and marketing strategies to sustain competitiveness as the district evolves.

Shop At Bishan — From S$6,000