Type

Units

Min Area

Price Range

Other

3442 sqft

S$28,000/mo

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$28,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$5,600 on this acquisition.
Located 2 min (170 m) from DT18 Telok Ayer MRT Station.

Price Trends & Rental Yield

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25 Boon Tat: Premium Food and Beverage Spaces in Singapore's Most Dynamic CBD Dining Precinct

25 Boon Tat Street represents a distinctive commercial investment opportunity within Singapore's most vibrant hospitality and professional services corridor. Situated in the heart of Telok Ayer and Tanjong Pagar, this development offers thoughtfully configured food and beverage spaces designed to capitalise on the region's exceptional foot traffic, demographic profile, and established dining culture. The project addresses a genuine market demand for quality commercial spaces in a precinct where corporate demand, weekend entertainment, and tourism converge with remarkable consistency.

The location along Boon Tat Street positions occupiers directly within one of the Central Business District's most established dining and entertainment thoroughfares. This particular street has matured into a destination address for both corporate professionals seeking quality lunch venues and weekend diners exploring Singapore's culinary landscape. The surrounding precincts of Tanjong Pagar and Telok Ayer have experienced sustained commercial vitality over decades, underpinned by proximity to major office clusters, financial institutions, and government agencies. This enduring commercial ecosystem creates a stable, recurring customer base that distinguishes 25 Boon Tat from speculative hospitality developments in emerging precincts.

Strategic Location and Transportation Connectivity

The development's proximity to Telok Ayer MRT Station—a mere two minutes' walk at approximately 170 metres—provides substantial competitive advantage for any food and beverage operation. The station serves the Downtown Line, one of Singapore's busiest transport corridors, channelling thousands of commuters and visitors through the precinct daily. This convenient public transport access eliminates parking-related friction for diners and significantly enhances accessibility for both lunchtime trade and evening service, particularly important given Singapore's parking constraints and rising transportation costs.

Beyond MRT connectivity, the location's walkability quotient is exceptionally high. The immediate catchment encompasses significant concentrations of office workers within the Marina Bay Financial Centre, the Central Business District core, and the numerous professional services firms located throughout Tanjong Pagar. Weekend foot traffic is equally robust, driven by the precinct's transformation into an entertainment and leisure destination, particularly in evening hours when dining venues attract affluent residents from surrounding residential enclaves.

Turnkey Readiness and Operational Efficiency

A distinctive advantage of spaces within 25 Boon Tat is their current configuration as a functioning bar concept with professional-grade fixtures and fittings already installed. For prospective operators, this turnkey readiness translates directly into meaningful capital savings and accelerated time-to-market. Rather than commencing operations from a bare shell—a scenario requiring extensive renovation, licensing coordination, and design implementation—incoming operators inherit a substantially completed built environment. This operational advantage is particularly valuable in Singapore's competitive hospitality sector, where market timing and operational efficiency directly influence financial performance and customer acquisition velocity.

The existing bar configuration also provides valuable directional guidance for prospective occupiers evaluating their own concept fit. Operators considering restaurant, lounge, cocktail bar, or hybrid dining concepts can assess the spatial characteristics, service flow, and guest experience possibilities within an actual built environment rather than relying solely on architectural drawings. This tangible assessment capability reduces execution risk and supports more informed commercial decision-making.

Architectural Features and Guest Experience

The development incorporates direct lift access, an increasingly rare amenity within Singapore's older commercial districts where heritage conservation and structural constraints often limit modernisation opportunities. This direct vertical circulation significantly enhances operational efficiency by reducing service distances, simplifying goods receipt workflows, and creating seamless guest arrival experiences. The presence of dedicated lift access also positions the space competitively against nearby venues where guests must navigate stairs or utilise shared circulation routes.

An outdoor terrace facility constitutes a particularly valuable asset within Singapore's hospitality context. Outdoor entertaining spaces command premium pricing throughout the Central Business District, as they provide visual appeal, enhanced ambience, and alfresco dining options that increasingly influence dining venue selection. The terrace facility supports creation of premium lounge atmospheres, weekend entertainment experiences, and seasonal event programming—all revenue-generative opportunities that enhance overall venue economics and guest satisfaction metrics.

Market Positioning and Competitive Context

The Central Business District's hospitality market has experienced significant evolution over the past decade. Established precincts such as Telok Ayer and Tanjong Pagar have consolidated their positions as preferred destinations for corporate entertaining and leisure dining, supported by sustained office employment, increasing density of affluent residents, and weekend tourism flows. Within this context, 25 Boon Tat occupies a compelling market position—neither in an emerging, speculative precinct nor within an oversaturated secondary location, but rather within an established, proven hospitality destination with demonstrated, recurring customer demand.

The demographic profile within immediate walking distance comprises predominantly high-income professional workers, corporate executives, and affluent residents—precisely the cohorts that demonstrate highest spend-per-visit within Singapore's hospitality sector. This alignment between location and target demographic reduces marketing friction and supports pricing strategies oriented toward quality offerings rather than volume-dependent concepts.

Investment and Operational Considerations

Prospective occupiers should note that existing fixtures and fittings may be subject to takeover fees, reflecting the value of the installed bar concept and operational infrastructure. Engaging specialist hospitality advisors to evaluate these costs within the context of overall project economics is essential for informed commercial decision-making. Similarly, change of use approvals—whilst the space is approved for restaurant and food and beverage operations—should be confirmed directly with relevant municipal authorities for any concept variations contemplated by prospective operators.

The development represents an investment in one of Singapore's most enduring and profitable hospitality precincts. Operators, investors, and property portfolio managers evaluating commercial opportunities should regard 25 Boon Tat within the broader context of established Central Business District dynamics, proven consumer demand patterns, and structural advantages conferred by proximity to major employment and leisure destinations.

Frequently Asked Questions

What estimated rental yield can be achieved by purchasing an F&B space at 25 Boon Tat as an investment?

Rental yields for food and beverage commercial spaces within the Central Business District typically range between 4% and 6% per annum, depending on concept positioning, operational execution, and lease structure negotiated with the operator. Given 25 Boon Tat's prime location on Boon Tat Street—one of Telok Ayer's most established dining thoroughfares—properties within this development are positioned toward the upper end of this range, particularly if let to experienced hospitality operators with proven trading records. Investors should recognise that F&B yields are inherently variable based on food cost management, staffing efficiency, and market trading conditions, and should conduct thorough due diligence on prospective tenant track records and concept viability before committing capital.

How do current price-per-square-foot transaction rates for 25 Boon Tat compare to recent commercial sales in Telok Ayer and Tanjong Pagar?

Commercial property values within Telok Ayer and Tanjong Pagar have remained relatively stable over recent years, with prime ground and lower-level retail and F&B spaces typically trading between S$15 and S$25 per square foot depending on exact location, frontage characteristics, and lease structure. Properties fronting main thoroughfares such as Boon Tat Street and Amoy Street command premiums relative to secondary locations, reflecting superior foot traffic and customer acquisition potential. 25 Boon Tat, positioned directly on Boon Tat Street with turnkey operational readiness, reflects market rates consistent with comparable institutional-grade commercial spaces within this precinct, making it competitively positioned relative to secondary or off-main-street alternatives.

What are the Additional Buyer's Stamp Duty implications if a Singapore Citizen purchases an F&B space at 25 Boon Tat as a second residential property?

The Additional Buyer's Stamp Duty (ABSD) regime applies to second and subsequent residential property acquisitions by Singapore Citizens at a rate of 20% of the purchase price. However, it is crucial to note that F&B commercial spaces, by definition, are not classified as residential properties, and therefore ABSD would not apply to commercial purchases regardless of whether the buyer already owns residential real estate elsewhere. Purchasers should verify with legal counsel that their specific use case and ownership structure falls clearly within commercial classification to ensure ABSD exemption, but commercial F&B spaces are categorically distinct from the residential property taxation framework.

Are there lease decay or resale value impact risks associated with commercial F&B properties at 25 Boon Tat?

Commercial leasehold properties in Singapore do not follow the lease decay dynamics that characterise residential HDB flats, as commercial leaseholds are not subject to the same statutory residual value constraints. F&B commercial spaces are valued primarily on income generation capacity, location quality, and operational feasibility rather than on remaining lease tenure, provided the lease term is sufficient for prudent investment (typically 30 years or longer). 25 Boon Tat's location within an established, enduring hospitality precinct with demonstrated long-term commercial viability provides reasonable confidence that the property will retain functional and income-generative value throughout a standard investment holding period, provided the food and beverage sector itself remains economically robust.

How does proximity to Telok Ayer MRT Station (DT18) affect demand and capital appreciation for F&B spaces at 25 Boon Tat?

Proximity to high-capacity MRT stations represents a significant competitive advantage for hospitality venues, as it directly enhances accessibility for both corporate lunch traffic and weekend leisure diners. Telok Ayer MRT Station serves the Downtown Line, one of Singapore's busiest transport corridors, ensuring consistent daily commuter and visitor flows. This accessibility advantage supports sustained customer throughput, reduces parking-related barriers to venue visitation, and attracts operators seeking locations with strong natural foot traffic. Properties in close proximity to MRT stations typically command premium pricing and experience more stable demand, as transportation accessibility is a persistent competitive advantage unlikely to be eroded by future commercial development within the same precinct.

Which buyer profiles are best suited to 25 Boon Tat—HNW individuals, institutional investors, owner-operators, or portfolio investors?

25 Boon Tat appeals to multiple buyer profiles with distinct investment objectives. Institutional investors and experienced property portfolio managers are attracted by the location's enduring commercial fundamentals, stable tenant demand, and position within an established hospitality precinct with low vacancy risk. Owner-operators with specific hospitality concepts and operating experience view the turnkey readiness and prime location as enabling rapid operational launch and customer acquisition. High-net-worth individuals seeking alternative investment vehicles beyond traditional residential real estate appreciate the diversification and income-generative characteristics of prime commercial F&B spaces. Each profile should evaluate 25 Boon Tat against their specific return objectives, operational capacity, and capital availability, but the development's institutional-grade attributes and market positioning make it genuinely suitable for serious commercial property investors across multiple investor types.

What are typical TDSR and financing considerations for purchasers acquiring F&B spaces at 25 Boon Tat?

Financing for commercial F&B properties typically operates under different parameters than residential mortgage lending, with banks evaluating debt serviceability based on projected property income rather than solely on borrower salary. The Total Debt Servicing Ratio (TDSR) framework applies differently to investment properties, with lenders typically requiring cash flow coverage ratios of 1.3x to 1.5x depending on tenant strength, lease term, and property market conditions. For 25 Boon Tat's pricing range, most institutional lenders offer financing up to 60% loan-to-value, with rates typically 0.3% to 0.6% above residential mortgage rates reflecting the elevated risk profile of commercial properties. Prospective buyers should engage directly with commercial lending specialists to assess financing headroom within their specific circumstances, as each lender applies individual credit criteria and cash flow requirements.

How does 25 Boon Tat compare commercially and operationally to nearby competing F&B spaces in Telok Ayer and Tanjong Pagar?

The Telok Ayer and Tanjong Pagar precincts contain numerous established hospitality venues operating across multiple concepts—from casual bars and hawker-style operations to premium fine dining establishments. Many competing venues occupy secondary locations off primary thoroughfares or lack the modern amenities (direct lift access, outdoor terraces, turnkey condition) offered at 25 Boon Tat. The development's positioning on Boon Tat Street, one of the precinct's primary dining destinations, provides superior foot traffic and visibility compared to venues located one or two streets removed from main commercial arteries. The turnkey operational readiness distinguishes 25 Boon Tat from competing properties requiring substantial renovation, reducing time-to-market and operational risk for incoming operators, making it genuinely attractive relative to older, second-hand venues requiring significant capital expenditure.

Which unit stack or floor level within 25 Boon Tat offers best value and operational suitability for typical F&B concepts?

Ground and first-floor F&B spaces typically command premium positioning and pricing within the Central Business District, as they benefit from direct street-level visibility, pedestrian walk-by traffic, and minimal friction for customer access. Second-floor properties, whilst still well-positioned given the building's direct MRT proximity and outdoor terrace advantages, often trade at modest discounts relative to ground-level equivalents despite retaining strong operational viability for concepts emphasising seated dining rather than walk-up service models. Prospective operators should evaluate specific floor positioning relative to their intended concept—casual bar concepts benefit disproportionately from street-level presence, whilst sit-down restaurants and premium lounges can operate successfully across multiple floors provided circulation, kitchen access, and service infrastructure are appropriately configured.

What future commercial supply pipeline exists within Telok Ayer and Tanjong Pagar that might affect 25 Boon Tat's competitive positioning?

The Telok Ayer and Tanjong Pagar precincts are substantially developed with limited available land for new commercial construction, meaning future supply additions will likely emerge from conservation buildings, conversions of older office structures, or infill redevelopment of small surface-level sites. The Singapore government has designated Tanjong Pagar as a conservation area with strict heritage guidelines, effectively constraining speculative new-build commercial development and preserving the precinct's established character and economic viability. This supply constraint actually enhances 25 Boon Tat's long-term competitive positioning, as new F&B space availability will be limited, supporting sustained demand for quality existing commercial venues. Properties benefiting from modern fitouts, good amenities, and prime positioning will appreciate in relative value as newer supply fails to materialise, making 25 Boon Tat advantageously positioned within a supply-constrained market.

Food & Beverage At Boon Tat — From S$28,000