Type

Units

Min Area

Price Range

Other

700 sqft

S$6,300/mo

Property Highlights

Prices currently start from S$6,300.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,260 on this acquisition.
Located 3 min (250 m) from CC15 Bishan MRT Station.

Price Trends & Rental Yield

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Aesthetic Clinic Space in Bishan – Premium Medical Commercial Opportunity Near CC15 MRT

Bishan has evolved into one of Singapore's most vibrant mixed-use precincts, where residential density, commercial activity, and healthcare services converge seamlessly. Within this dynamic landscape sits a specialised medical clinic space offering aesthetic practitioners and wellness professionals a strategically positioned base to serve a large, affluent local population. Located merely three minutes on foot from CC15 Bishan MRT Station, this clinic suite represents a rare opportunity in a district where quality commercial healthcare real estate commands consistent demand and premium positioning.

The property spans 700 square feet, a dimension that provides ample room for a contemporary aesthetic clinic operation. This floor area accommodates reception and consultation zones, treatment rooms, and storage without the excessive overhead of larger medical suites, making it ideal for practitioners seeking efficient, cost-effective operations. The size has proven attractive to aesthetic medicine operators, dermatology clinics, and wellness centres that need sufficient patient-facing space while maintaining lean operational margins. Such dimensions are increasingly sought after in Bishan, where rental costs for medical space have climbed but available inventory remains selective.

Proximity to Bishan MRT and Transit Accessibility

Bishan MRT Station (CC15) sits on the Circle Line, one of Singapore's most utilised arterial networks. The three-minute walk from this development places it in an exceptional position for patient access, staff commuting, and visibility. The Circle Line serves multiple corridors across Singapore, connecting Bishan to the CBD, Tanjong Pagar, Marina Bay, and outer residential zones, ensuring steady patient flow from diverse catchment areas. Healthcare practitioners operating in this vicinity benefit from high foot traffic generated by daily commuter volume, making the location naturally suited to walk-in consultations and specialist appointments. Real estate professionals routinely note that medical commercial spaces within 300 metres of MRT stations command rental premiums of 15 to 25%, reflecting the competitive advantage of transit accessibility for healthcare providers.

Market Demand for Aesthetic and Wellness Services in Bishan

Bishan's demographic composition—predominantly young professionals, established families, and affluent upgraders—creates robust demand for aesthetic and wellness services. The district hosts one of the highest concentrations of dual-income households in Singapore, many of whom prioritise personal grooming, skincare, and non-invasive cosmetic treatments. This commercial clinic space taps directly into this consumer segment, offering practitioners an established catchment of high-disposable-income patients. Rental transactions for medical suites in Bishan have historically achieved strong yields, particularly in aesthetic medicine, dermatology, and allied health disciplines. The property's positioning along a secondary arterial ensures visibility and accessibility without premium landlord costs associated with flagship shopping mall locations.

Clinic Configuration and Operational Flexibility

The 700 sqft layout provides sufficient space for a functional aesthetic medicine clinic without architectural complexity or extensive renovation requirements. Practitioners can configure the space to include a modern reception area, private consultation rooms, treatment suites, and discreet patient facilities—all critical elements for maintaining professional standards and patient privacy in aesthetic practice. The floor area is optimal for single-practitioner operations or small group practices seeking to establish a presence in Bishan without substantial capital outlay. Many aesthetic clinics in the district operate at similar scales, confirming market acceptance of this size for the category. The flexibility to operate as a standalone clinic or integrate with allied healthcare services (physiotherapy, wellness coaching, nutritional counselling) broadens the tenant appeal and commercial potential.

Commercial Real Estate Landscape in Bishan

Bishan's commercial property market has matured considerably over the past decade. Medical and professional services now occupy a significant portion of commercial stock, reflecting the district's evolution from pure residential to mixed-use hub. Supply of dedicated medical suites remains constrained, with most available space clustered within shopping complexes or purpose-built medical towers. Standalone or semi-standalone clinic spaces are particularly scarce, creating scarcity value for properties like this one. Landlord positioning has shifted toward longer-term stability rather than rapid turnover, favouring practitioners with established credentials and patient bases. The rental pricing for this clinic suite reflects fair market positioning relative to comparable Bishan medical spaces, offering good value relative to usage per square foot and revenue-generation potential.

Investment and Operator Suitability

This clinic space appeals to multiple operator profiles: established aesthetic medicine practitioners seeking to expand or relocate to a high-visibility location, group practices in dermatology or cosmetic surgery looking to launch satellite clinics, wellness entrepreneurs transitioning from mall-based operations to dedicated suites, and healthcare franchisees seeking to establish licensed medical operations in growth districts. The rental arrangement provides flexibility, allowing operators to test market receptivity before committing to long-term commercial property ownership. For investors holding this space as a commercial asset, consistent tenant demand in the aesthetic and wellness categories has supported stable yields and low vacancy risk in Bishan's recent market cycles.

Bishan's strategic role as a healthcare precinct, combined with its accessibility, demographic appeal, and steady commercial demand, positions this aesthetic clinic space as a sound commercial opportunity. Whether for direct practitioner operation or investor acquisition, the property benefits from location fundamentals that support both immediate revenue generation and longer-term market positioning.

Frequently Asked Questions

What rental yield can an investor expect if acquiring this aesthetic clinic space as a commercial investment property?

Commercial clinic spaces in Bishan near MRT stations typically generate gross yields of 5 to 8%, depending on tenant profile and lease term. A 700 sqft aesthetic clinic at current market rates in this district would produce annual returns aligned with the upper range, assuming stable occupancy and lease escalation clauses. Aesthetic medicine and wellness services are non-discretionary for the Bishan demographic, supporting consistent tenant demand and reduced vacancy risk compared to general retail. Net yields after outgoings (property tax, maintenance, insurance) generally land in the 4 to 6% range. Medical commercial properties benefit from longer average lease tenancies (typically three to five years minimum) and lower turnover volatility than fashion retail or F&B, enhancing investor stability and predictability.

How does this Bishan clinic space's pricing per square foot compare to recent medical commercial transactions in the district?

Medical commercial space in Bishan has traded at rental rates of S$8 to S$12 per square foot monthly in recent transactions, with aesthetic and allied health suites commanding the upper band due to strong tenant demand. This clinic space, at current positioning, reflects fair-to-competitive market rates relative to comparable 600 to 850 sqft suites completed within the past 18 months. Properties closer to Bishan MRT (within 200 metres) trade at approximately 10 to 15% premiums; this development's three-minute proximity ensures strong pricing defensibility. Purchase comparables for Bishan medical commercial units show transacted values ranging from S$4,500 to S$7,000 per sqft, with recent sales skewing toward the higher range given limited supply and sustained practitioner demand. Operators considering acquisition should benchmark against recent clinic sales in the immediate Bishan vicinity, as district-specific fundamentals—proximity to public healthcare infrastructure, residential density, and professional services clustering—support sustained pricing stability.

What are the ABSD implications if a Singapore Citizen purchases this clinic as a second commercial property?

If a Singapore Citizen buyer already holds one residential property and acquires this commercial clinic space, Additional Buyer's Stamp Duty (ABSD) at the rate of 20% applies to the commercial purchase price. ABSD is calculated on the purchase consideration and must be paid within 14 days of the sale and purchase agreement. For a clinic space transacting at S$4.41 million (typical valuation of 700 sqft at mid-range district pricing), ABSD liability would be approximately S$882,000, substantially increasing total acquisition cost. However, if the buyer owns only residential property, commercial property acquisitions may not trigger ABSD, as the duty applies to second residential acquisitions. Buyers should obtain pre-acquisition clarity from their conveyancing solicitor regarding their specific property portfolio composition. Some investors structure acquisitions through corporate entities to manage stamp duty liability, though this approach carries distinct accounting and regulatory considerations separate from residential property purchases.

What is the lease tenure of this Bishan clinic space, and how does it affect long-term value?

The lease structure for this clinic space should be verified with the landlord or conveyancing agent, as commercial leases in Singapore typically operate on terms of three, five, or ten years with renewal provisions, rather than the 99-year or 999-year frameworks applying to residential property. Commercial leases do not decay in value in the manner of long-leasehold residential properties, but lease expiry or unfavourable renewal terms can significantly impact resale or refinancing value. A new ten-year lease provides substantial operational certainty and stronger market perception; conversely, a short-term lease nearing expiry may require renegotiation and carry subordination risk to landlord preferences. Aesthetic clinic operators typically secure leases of five to ten years to justify fit-out investment and patient base development. When evaluating acquisition, priority should be given to securing lease extension rights, renewal options, and transparent escalation clauses, as these protections directly influence the asset's marketability to future practitioners or investors.

How does proximity to Bishan MRT Station (CC15) influence patient demand and capital appreciation for this clinic property?

Transit proximity is one of the strongest demand drivers for medical commercial real estate in Singapore. Bishan MRT (CC15) on the Circle Line serves approximately 300,000 daily passengers, many of whom reside or work within the Bishan catchment. Aesthetic and wellness practitioners at this location benefit from organic foot traffic, reduced patient parking friction, and strong accessibility from multiple MRT corridors (Serangoon, Potong Pasir, Ang Mo Kio via Circle Line connections). Properties within 300 metres of MRT stations command approximately 15 to 25% rental premiums over equivalent spaces 800 metres or further away, according to commercial real estate analysis of Bishan district transactions. Capital appreciation for medical clinic properties correlates strongly with MRT proximity, as tenant demand—and thus lease rates—typically escalates with improving public transport connectivity. Bishan MRT's established status and high daily throughput ensure sustained demand for accessible clinic space, supporting both rental stability and resale value trajectory over five to ten-year holding periods.

Which buyer profiles—high-net-worth individuals, upgraders, first-time investors, or owner-operators—are best suited to this clinic space?

This property is optimally suited to three distinct buyer categories. First, owner-operator aesthetic practitioners (dermatologists, cosmetic surgeons, medical aestheticians) seeking a dedicated clinic base in a high-visibility location benefit directly from the Bishan positioning and rental cost structure. Second, healthcare franchisees or group practices expanding their clinic network across Singapore can deploy this space as a satellite operation serving the established Bishan patient demographic. Third, commercial property investors targeting stable yield assets in the healthcare sector find this clinic space attractive due to strong tenant demand, low turnover risk, and consistent rental escalation history in the district. First-time residential property buyers should note this is a commercial asset, not residential, and financing terms, tax treatment, and investor suitability differ substantially. High-net-worth individuals may view this as part of diversified commercial real estate portfolios, though aesthetic clinic spaces typically offer moderate to solid yields rather than exceptional appreciation. The property's configuration and location make it less suitable for passive investors seeking high-growth assets, and more appropriate for operators or healthcare-focused investors seeking reliable returns.

What are the TDSR and financing implications at typical price points for medical clinic spaces in this Bishan precinct?

Total Debt Servicing Ratio (TDSR) is a residential lending metric and does not apply to commercial property purchases, which banks assess using different criteria—typically debt-to-equity ratios, tenant lease quality, and projected cash flow. Commercial loans for clinic spaces in Bishan typically offer loan-to-value (LTV) ratios of 60 to 75%, lower than residential LTV thresholds, reflecting higher lender risk perception for specialty medical real estate. At a typical clinic space valuation of S$4.4 million, a 65% LTV loan would provide S$2.86 million in financing, requiring S$1.54 million in down payment capital. Interest rates on commercial loans currently range from 4.5% to 5.5%, depending on loan term, tenant strength, and landlord creditworthiness. Monthly debt service on a S$2.86 million loan at 5% over ten years approximates S$30,300, underscoring the importance of securing stable tenant rental income to cover borrowing costs. Investors should model cash flow assuming 5 to 10% annual vacancy risk and 3 to 5% annual lease escalation, as these assumptions materially influence debt serviceability. Consultation with commercial mortgage advisors is essential, as lending criteria vary significantly between major banks and non-bank lenders in Singapore's commercial real estate market.

How does this clinic space compare to competing medical commercial developments in or near Bishan?

Bishan's medical commercial offerings are primarily distributed across three categories: purpose-built medical towers and complexes (such as those located near Bishan MRT and Ang Mo Kio), shopping mall medical suites (typically in Bishan Place, Junction 8, and similar retail anchors), and standalone or semi-standalone clinic spaces like this property. Medical towers offer larger floor plates and established patient traffic but carry higher occupancy costs and longer lease commitments. Shopping mall clinic suites provide foot traffic and brand visibility but are subject to mall management controls and typically command 10 to 20% premiums relative to standalone space. This development's advantage lies in independence—operators avoid mall tenant controls, can customise interiors, and typically achieve lower occupancy costs per square foot. Competing standalone clinic spaces in Bishan at similar sizes (600 to 850 sqft) currently trade at comparable rental rates, with differentiation based on building age, fit-out condition, car park availability, and landlord flexibility. Practitioners often compare this space against medical suite offerings in adjacent Ang Mo Kio or Serangoon, where rental rates are 5 to 10% lower but foot traffic and demographic appeal may be reduced. This property's positioning as a mid-point solution—independent operation at reasonable cost with strong MRT accessibility—sets it apart from pure mall-based alternatives.

Are there preferred unit stacks, floor levels, or specific floor configurations within this development that offer superior value or patient access?

Ground floor or basement clinic spaces command premiums of 10 to 30% over upper-floor equivalents due to superior walk-in patient traffic, street visibility, and parking convenience. However, ground floor clinic spaces may entail higher rent and potentially higher foot traffic noise. First or second floors typically offer the best value-to-visibility ratio, providing accessible lift access without ground floor premiums, while capturing patients comfortable with single-flight ascent. Third floor and above are generally less desirable for aesthetic clinics, as patient perception of accessibility declines and repeat visit likelihood may diminish. Within Bishan's mixed-use precinct, floor positioning relative to car parking and public transport exit routes materially influences patient walk-in conversion. This specific clinic space's floor level (not specified in available data) should be evaluated against patient access patterns and competing clinic positioning in the immediate vicinity. Practitioners should tour multiple floor levels if available, assessing factors such as natural lighting (important for dermatology and aesthetic consultations), noise isolation, and HVAC performance, as these operational factors influence patient satisfaction and rental yield sustainability. Corner units or spaces positioned near lift lobbies typically outperform interior positions by 8 to 12% in terms of patient walk-in volume.

What is the future supply pipeline of medical and commercial real estate in the Bishan district, and how will it influence clinic space valuations?

Bishan's commercial real estate pipeline is relatively constrained in the medical category. The Urban Redevelopment Authority's planning strategy for the Bishan area emphasizes densification of residential and mixed-use developments rather than expansion of purpose-built medical commercial space. Recent completions include upgrades to existing medical complexes and infill development within established shopping centres, but large-scale new medical commercial towers are not prominently featured in the current pipeline. However, broader plans for Bishan's rejuvenation—including enhanced cycling and pedestrian infrastructure, improved public realm, and intensified mixed-use development—are expected to drive sustained demand for healthcare services supporting the growing local population. Supply constraints combined with steady demographic growth suggest clinic space valuations and rental rates will remain resilient over the next three to five years. The lack of significant new medical commercial supply contrasts favourably with other districts (such as Bukit Timah or Orchard), where pipeline projects may increase competition and compress rental yields. Investors acquiring this clinic space should benefit from this favourable supply-demand dynamic, supporting long-term holding value and rental growth aligned with broader district appreciation trends.

Medical At Bishan — From S$6,300