Type

Units

Min Area

Price Range

Other

753 sqft

S$2.9M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$2.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$578K on this acquisition.
Located 5 min (380 m) from DT17 Downtown MRT Station.

Price Trends & Rental Yield

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Premium Grade A Office Space in Singapore's Central Business District

Robinson Road remains one of Asia's most coveted corporate addresses, home to multinational corporations, financial institutions, and professional service firms. This Grade A office development delivers the calibre of workspace demanded by discerning businesses seeking to establish or consolidate their presence in Singapore's heart. The property represents a rare opportunity to acquire freehold commercial real estate in a location where supply remains tightly constrained and tenant demand remains robust across economic cycles.

The office itself spans 753 square feet of meticulously planned layout, designed to maximise operational efficiency whilst maintaining the aesthetic standards expected in premium corporate settings. Every element has been thoughtfully specified, from the air-conditioning ducting to the designer lighting and quality flooring that together create an environment reflecting corporate professionalism. The space arrives fully fitted with all essential infrastructure: multiple power points strategically positioned throughout, LAN connectivity for seamless digital integration, and telephone points supporting modern business communications. A dedicated glass conference room provides an impressive meeting space for client engagement, whilst the integrated pantry with sink supports staff comfort and operational convenience.

Investment Grade Tenancy and Income Stability

The property currently generates monthly rental income of S$5,500 plus GST through an established corporate tenant, with the lease extending through December 2027. This existing tenancy provides investors with immediate cashflow and demonstrates the development's ability to attract and retain quality occupiers. For investors evaluating the property as an income-producing asset, this contracted revenue stream offers visibility and stability whilst the market rental environment continues to strengthen across Singapore's CBD. The corporate nature of the current tenant adds further assurance regarding payment reliability and lease compliance, characteristics increasingly valued in commercial investment portfolios.

Location and Accessibility: The Downtown MRT Advantage

Situated just 380 metres from Downtown MRT Station (DT17), this development benefits from proximity to one of Singapore's most well-served transport interchanges. The five-minute walking distance places occupiers within convenient reach of mass transit, reducing commute friction for employees and supporting employee attraction and retention. Downtown station itself functions as a major interchange within Singapore's transport network, facilitating rapid connections across the island and enhancing accessibility for clients, partners, and staff travelling from diverse locations. This transport connectivity directly influences both user demand and capital appreciation potential, as businesses increasingly prioritise locations that minimise employee travel time and maximise stakeholder accessibility.

Building Facilities and Working Environment

The development incorporates facilities that extend beyond standard office accommodation, creating an environment that supports both productivity and quality of life. A sky terrace provides outdoor space for informal meetings, team gatherings, or respite from indoor work, increasingly valued by organisations seeking to support employee wellbeing. The on-site swimming pool and landscaped gardens further distinguish the building, offering recreational amenities that support staff wellness and social connection. These facilities contribute to the development's positioning as Grade A, differentiating it from commodity office space and supporting tenant retention and rental competitiveness across market cycles.

Suitability Across Diverse Buyer Profiles

The property appeals to multiple buyer categories, each finding distinct value within the offering. Owner-occupiers seeking a prestigious business address within their budget can acquire ready-to-use workspace requiring only furniture and operational setup. Corporate entities expanding their Singapore footprint can secure a strategically located office reflecting their market position and professional standing. Family offices and private wealth managers benefit from the professional environment and transport accessibility that support client meetings and operational efficiency. Financial services firms, asset managers, and fund managers find the location and facilities aligned with their institutional requirements and client expectations. Technology companies valuing CBD proximity find the space supports their talent attraction and investor relations objectives. Professional services partnerships in legal, accounting, and consulting disciplines can establish themselves in a location recognised as a centre for these specialisms. Healthcare and medical administrative functions can operate within a professional environment supporting patient and stakeholder interactions. The flexibility to serve owner-occupation today and investor income orientation tomorrow creates additional optionality that strengthens buyer interest across market conditions.

Market Context and Investment Thesis

Singapore's CBD office market has demonstrated resilience and rental growth despite periodic economic headwinds. Prime Grade A locations command sustained tenant demand from multinational corporations and prestigious professional firms that view premium office accommodation as an operational and marketing imperative. The constrained supply of freehold office space in prime CBD locations supports both rental appreciation and capital value growth over medium to longer investment horizons. Properties offering a combination of immediate income, prime location, and flexibility for future owner-occupation have historically outperformed commodity office assets, particularly during periods of rising interest rates when investor focus sharpens on cashflow quality and location premium.

For buyers evaluating capital deployment into commercial real estate, this development offers the confluence of factors that have historically supported strong risk-adjusted returns: prime location, established tenant paying market rents, quality building facilities, and proximity to major transport infrastructure. The transition from investment income to owner-occupation as business circumstances evolve represents additional optionality that supports long-term value creation.

Frequently Asked Questions

What rental yield might an investor expect if purchasing this Grade A office as an investment property?

The current corporate tenant pays S$5,500 plus GST monthly, representing an annual gross rental income of approximately S$66,000 (before GST recovery). At an acquisition price of S$2.89 million, this translates to a gross yield of approximately 2.3% annually. However, investors should evaluate net yield after accounting for property tax (approximately 10% of gross rental income for commercial properties), building maintenance contributions, and any vacancy provisions. Given the existing lease extends to December 2027 with an established corporate tenant, this income stream offers stability during the holding period. Upon lease expiry, market rental assessment becomes critical; comparable Grade A CBD offices have commanded S$6.50 to S$8.00 per square foot annually in recent periods, suggesting potential rental growth of 5 to 15% upon renewal, which would materially enhance net yield for subsequent holding periods.

How does the per-square-foot pricing compare to recent market transactions for Grade A CBD offices?

At S$2.89 million for 753 square feet, this development prices at approximately S$3,840 per square foot, positioning it within the premium CBD office segment. Recent Grade A transactions in Robinson Road and surrounding CBD precincts have ranged from S$3,200 to S$4,500 per square foot, depending on building vintage, floor level, lease term remaining, and occupancy status. Properties with existing tenancy paying close-to-market rents, as this one demonstrates, typically command pricing toward the higher end of this range due to the reduced lease-up risk and certainty of initial cashflow. The price reflects the grade designation, corporate tenant stability, and transport connectivity that characterise premium CBD office transactions, making it competitively positioned relative to comparable available stock.

What is the Additional Buyer's Stamp Duty (ABSD) impact if a Singapore Citizen purchases this as a second residential property?

For a Singapore Citizen purchasing this as a second residential property, Additional Buyer's Stamp Duty would apply at the rate of 20% on the acquisition price. On a S$2.89 million purchase, this would represent S$578,000 in ABSD liability, significantly increasing total acquisition cost. It is critical to note that commercial office properties are typically classified as non-residential property and therefore fall outside residential ABSD provisions entirely. A purchaser acquiring this office property would not be subject to ABSD; instead, only standard Buyer's Stamp Duty applies on the S$2.89 million consideration, calculated at progressive rates ranging from 1% to 4% depending on price bands, equating to approximately S$82,000 in total stamp duty. This distinction materially improves the commercial economics compared to residential property acquisition, making CBD office investment more attractive from a tax efficiency perspective.

Is there lease decay risk affecting resale value and capital appreciation, given any leasehold structure?

This development is positioned as freehold property, eliminating lease decay risk entirely. Freehold office acquisitions in Singapore's CBD represent the most stable long-term capital base, as they are not subject to the progressive value erosion that characterises leasehold properties as remaining tenure declines. The absence of lease tenure considerations simplifies both resale marketing and financing, as lenders apply consistent loan-to-value ratios regardless of remaining term, and institutional investors face no tenure-related acquisition constraints. Over multi-decade holding periods, freehold status provides superior capital preservation and appreciation characteristics compared to leasehold alternatives, particularly as leasehold properties approach the 99-year renewal threshold where uncertainty regarding renewal terms, costs, and market reception can materialise.

How does proximity to Downtown MRT Station influence tenant demand and capital appreciation for this development?

Transport accessibility has become a primary tenant selection criterion in Singapore's commercial real estate market, with proximity to mass transit correlating strongly with occupancy rates, rental premium, and capital appreciation. Downtown MRT Station (DT17) is a major interchange serving multiple lines and connecting to Changi Airport, major employment nodes, and residential precincts across the island. The five-minute walk places this development within the optimal walking distance threshold that maximises employee accessibility without imposing meaningful commute burden. This accessibility advantage supports sustained tenant demand from corporations prioritising employee commute efficiency and work-life balance, increasingly critical for talent attraction in competitive professional services and technology sectors. Historically, CBD office assets within 5 to 10-minute walk of major MRT stations have demonstrated superior tenant retention, lower vacancy rates, and 15% to 25% capital appreciation premiums over comparable properties lacking equivalent transport access, amplifying long-term investment returns.

Which buyer profiles are best suited to this Grade A CBD office property, and why?

This development serves multiple distinct buyer categories effectively. Owner-occupiers from professional services (law, accounting, consulting), financial services (wealth management, funds), and technology sectors find the premium location and facilities aligned with client expectations and operational requirements, supporting business positioning and talent attraction. High-net-worth individuals and family offices appreciate the Grade A credentials, accessible location, and flexibility to occupy or lease, with the current tenancy demonstrating market demand and establishing rental baseline. Property investors focused on CBD locations value the existing corporate tenant, immediate cashflow, freehold status, and proximity to transport infrastructure supporting long-term appreciation. Corporate entities establishing or consolidating Singapore presence benefit from the ready-to-occupy space, prestigious address, and facilities supporting investor relations and client engagement. Investors seeking to diversify into quality commercial real estate rather than residential properties find the Grade A specification and income stability particularly attractive in lower-yield environments.

What are financing headroom and TDSR implications for buyers at typical price points like this development?

At S$2.89 million acquisition price, typical bank lending for this asset class extends to 50% loan-to-value (S$1.445 million), requiring cash equity contribution of approximately S$1.445 million. For investor purchasers, debt service coverage ratio (DSCR) calculations become relevant; lenders typically require minimum 1.35x DSCR, meaning monthly loan servicing must not exceed the rent received divided by 1.35. At S$5,500 monthly rent (S$66,000 annually), allowable monthly debt service is approximately S$4,070. A S$1.445 million loan at 3.5% over 25 years generates monthly servicing of roughly S$6,900, which falls short of the DSCR requirement, meaning the property would likely be evaluated on owner-occupier financing rather than pure investment metrics. For owner-occupier purchasers without tenant income offsetting debt service, TDSR considerations typically impose maximum total borrowing of 55% to 60% of acquisition price, with the balance funded from equity. First-time upgraders and family office acquirers should stress-test their financing assumptions against rising interest rate scenarios, as 1% to 2% rate increases materially impact monthly servicing capacity.

How do competing Grade A developments within Robinson Road and nearby CBD locations compare?

Robinson Road and the immediate CBD precinct feature several competing Grade A office towers, including those on Shenton Way, Raffles Place, and Marina Bay precincts. Competing properties in this micro-market typically offer similar floor-to-ceiling specifications, building facilities, and occupancy rates, with pricing differentiation driven by building vintage, floor levels, tenant quality, and lease terms. Newer buildings constructed within the last 10 years command 5% to 15% premiums reflecting superior MEP systems and sustainability credentials, whilst older vintage buildings (pre-2000) often trade at discounts despite location premium. This development's advantage lies in the established corporate tenant providing immediate income certainty, freehold status (not available on all competing properties), and proximity to Downtown MRT representing a primary intersection in Singapore's transport network. Competing properties with similar tenancy quality and transport access have demonstrated comparable capital appreciation and rental growth, suggesting this development's valuation is aligned with market norms for its specification and tenant profile.

Which floor levels and unit stacks in this development typically offer the best value proposition?

Floor level dynamics in Grade A CBD offices create material pricing variation. Mid-level floors (4th to 10th storeys) typically command premium pricing due to optimal natural lighting, reduced noise exposure compared to street-level premises, and accessibility without the extended elevator waits that characterise higher floors. Lower levels (ground to 3rd floor) trade at discounts of 5% to 10% reflecting street noise, reduced natural light, and privacy considerations, though retail and high-traffic businesses may prefer these positions. Higher floors (15th+ storeys) command premiums for prestige and views, particularly relevant for client-facing functions and management offices, though they may incur longer average elevator waits. For investor purchasers prioritising tenant attraction and retention, mid-level positioning offers optimal balance between acquisition cost efficiency and rental competitiveness. For owner-occupiers seeking to create premium corporate identity, higher floor positioning may justify the 10% to 15% acquisition premium through enhanced client perception and employee morale. The specific floor level of available units should be evaluated against acquisition cost, current tenant location within the building, and intended use profile.

What future supply pipeline exists in Singapore's CBD and how might this affect long-term appreciation?

Singapore's CBD office development pipeline over the next five years includes several new Grade A completions in Marina Bay and Raffles Place precincts, with approximately 400,000 to 600,000 square feet of new supply expected. However, Robinson Road itself benefits from limited new supply due to land scarcity, heritage conservation constraints, and high land values that make new development economically challenging. The constrained local supply in Robinson Road combined with continued multinational corporate demand supports sustained rental and capital appreciation even as citywide new supply materialises. Historically, prime CBD precincts with limited new supply have outperformed areas experiencing heavy new completions, as scarcity premium persists for established landmarks. This development's long-term appreciation potential is supported by both its freehold status and location within a supply-constrained precinct, providing hedging benefit against potential softening in secondary or suburban CBD office markets that may experience oversupply from new development.

Office At Robinson Road — From S$2.9M