Type

Units

Min Area

Price Range

Other

1550 sqft

S$180K

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$180K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$36,000 on this acquisition.
Located 17 min (1.38 km) from EW25 Chinese Garden 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.

A Commercial Opportunity in Jurong East's Growing Business District

Jurong East has evolved into one of Singapore's most dynamic commercial and lifestyle precincts, attracting businesses, investors, and consumers seeking growth and accessibility. 252 Jurong East Street 24 represents a compelling commercial shophouse opportunity within this expanding ecosystem, offering versatility and long-term appreciation potential for both owner-occupiers and investment-focused buyers.

The property spans 1,550 square feet of commercial space, providing sufficient floor area for retail operations, professional offices, medical clinics, educational services, or specialised business ventures. The shophouse format combines ground-floor retail exposure with flexible upper-level workspace, a configuration increasingly sought after by entrepreneurs and established businesses navigating Singapore's high-rent environment.

Strategic Location and Transport Connectivity

Proximity to Chinese Garden MRT Station (EW25) places this property within a 17-minute walking distance of one of the East-West Line's most active transport hubs. The MRT connectivity ensures regular foot traffic from commuters, residents, and business professionals travelling between Jurong East and other parts of Singapore. This accessibility strengthens the property's appeal to retail tenants and service providers who depend on high-visibility, high-footfall locations.

The wider precinct benefits from connections to Jurong East and Bukit Batok West MRT stations as well, creating a multi-layered transport network that supports both customer acquisition and employee commuting. Commercial operators in this zone enjoy reduced dependence on private vehicle parking, a significant advantage in an increasingly congested city-state.

Surrounding Commercial and Retail Ecosystem

The immediate surroundings showcase Singapore's most recognisable shopping and entertainment destinations. JEM, Westgate, and IMM shopping malls create a concentrated retail corridor that generates sustained consumer traffic, benefiting neighbouring independent businesses and service providers. Supermarkets, banking facilities, and food and beverage establishments dot the district, establishing Jurong East as a self-contained commercial and lifestyle hub rather than a peripheral business zone.

The International Business Park (IBP) adds another dimension to the location, anchoring white-collar employment and corporate activity within walking distance. This mix of retail, hospitality, and professional services creates diverse tenant demand and reduces reliance on any single business sector or economic cycle.

Investment Fundamentals and Capital Appreciation

Commercial shophouses in established precincts like Jurong East have demonstrated resilience through property cycles, particularly when situated near major transport nodes and lifestyle amenities. The property's floor area and location position it competitively against comparable commercial units in the western region, where land scarcity and rising development costs continue to support property valuations.

For investor-focused buyers, the property offers multiple income pathways: retail lease, corporate office rental, or specialist service provision. The presence of professional services demand in the vicinity—including healthcare, education, and business support—ensures diversified tenant pools and reduces vacancy risk. The district's continued commercial expansion suggests steady capital appreciation potential over the medium to long term, particularly as Jurong East consolidates its position as a secondary central business district.

Flexibility Across Business Models

The shophouse format accommodates owner-operators seeking to establish or relocate their own business, as well as landlords seeking long-term rental income. Retail operators benefit from ground-level visibility; professional service providers leverage the quiet, accessible location; medical practitioners capitalise on the proximity to healthcare-conscious residents; and educational service providers serve the young professional demographic resident in and around Jurong East.

This operational flexibility means the property remains viable across changing market conditions, reducing the risk associated with oversupply in any single commercial sector. A retail operator facing headwinds can transition to office leasing; an office-focused owner can pivot toward F&B or wellness services.

District Growth and Future Development

Jurong East continues to attract investment in residential, commercial, and mixed-use development. The district's transformation from a purely industrial zone into a balanced, vibrant urban precinct has driven property appreciation and sustained business confidence. Future infrastructure projects, including enhanced connectivity and lifestyle amenities, are expected to further strengthen the commercial value proposition of properties in this location.

The property's positioning within an established commercial cluster reduces exposure to speculative boom-and-bust cycles. Unlike greenfield development zones, Jurong East already has proven tenant demand, established supply chains, and embedded business networks. This maturity supports stable, predictable capital growth rather than volatile speculation.

Key Considerations for Commercial Buyers

Commercial properties differ from residential investments in financing, taxation, and tenant management. Buyers should evaluate their investment horizon, tenant sourcing strategy, and exit plan before acquisition. Professional valuations and legal due diligence around tenancy rights, statutory obligations, and building maintenance responsibilities are essential. Market rental rates in the precinct should be benchmarked against comparable shophouses to assess yield sustainability.

The property's 1,550-square-foot footprint offers practical scalability for many commercial uses without excessive operational complexity. Financing terms for commercial property may differ from residential lending; buyers should confirm loan availability and interest-rate competitiveness with their financial advisors before committing.

Conclusion

252 Jurong East Street 24 presents a tangible commercial investment opportunity in one of Singapore's most established and continuously evolving business districts. The combination of transport accessibility, retail and professional services density, and proven commercial demand makes this property a realistic choice for entrepreneurs, professional practitioners, and income-focused property investors. As Jurong East matures and expands, well-positioned commercial assets in this precinct remain valued by both occupiers and long-term holders.

Frequently Asked Questions

What rental yield can an investor expect from a commercial shophouse at this location?

Rental yield on commercial shophouses in Jurong East typically ranges from 3% to 5% annually, depending on the specific tenant profile, lease term, and condition of the property. A property of 1,550 square feet near a busy MRT station and surrounded by major retail anchors such as JEM and Westgate should attract professional tenants willing to pay market rates, supporting yields at the higher end of this range. Actual yield will depend on current market rental rates per square foot in the precinct, which fluctuate based on demand from retail operators, service providers, and professional offices. Investors should obtain recent comparable rental data and consult commercial leasing agents to validate income expectations before purchase.

How does the per-square-foot pricing of this property compare to recent commercial transactions in Jurong East?

Commercial shophouse pricing in Jurong East has generally moved in the range of S$250 to S$450 per square foot depending on exact location, condition, and tenant profile. The specific price per square foot of this 1,550-square-foot property should be assessed against recent arm's-length transactions of comparable shophouses in the same vicinity to determine whether it represents fair value or above-market pricing. Properties immediately adjacent to major MRT stations and retail destinations typically command a premium over those located in quieter pockets of the precinct. Buyers should request a valuation from an independent property valuer to benchmarking the asking price against genuinely comparable recent sales; this is particularly important for commercial property, where comparable units vary significantly in condition, tenant quality, and lease tenure.

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

Singapore Citizens purchasing a second residential property face an Additional Buyer's Stamp Duty of 20% on the purchase price, payable on top of standard stamp duty. If this commercial shophouse is classified as residential property under the Inland Revenue Authority of Singapore (IRAS) guidelines, a second-property buyer would incur the 20% ABSD surcharge. However, classification depends on the property's current use and registration; purely commercial shophouses may be exempt from ABSD if they do not constitute a dwelling house. Buyers must clarify the property's classification with their conveyancing solicitor and tax advisor before proceeding, as misclassification could lead to unexpected tax liability. It is essential to confirm whether this property has ever been used as residential accommodation, as that history may trigger residential property classification and ABSD liability.

Is there a lease decay or tenure risk affecting the resale value of this property?

The lease tenure of this property—whether freehold, 999-year, or 99-year—fundamentally affects long-term capital preservation and resale demand. Freehold or 999-year leasehold properties carry minimal tenure risk and maintain resale appeal across multiple generations of buyers. Conversely, 99-year leasehold shophouses experience declining market value as the lease approaches 50 years remaining, a threshold beyond which some buyers and financiers become reluctant to transact. Buyers should verify the exact remaining lease term and remaining useful life before purchase; a 99-year lease with only 30–40 years remaining would present significant resale challenges and financing constraints for future purchasers. For long-term investors, freehold or 999-year tenure is substantially preferable, as it preserves capital and ensures financing availability throughout the ownership period. Professional conveyancing advice on lease tenure is non-negotiable before proceeding.

How does proximity to Chinese Garden MRT Station (EW25) affect demand and capital appreciation for this property?

Chinese Garden MRT Station is one of the busier stops on the East-West Line, serving commuters travelling between the western and central regions of Singapore. Properties within walking distance of such a transport node benefit from steady customer foot traffic, employee commuting, and property value support driven by the station's high utilisation. Commercial operators in this catchment enjoy reduced reliance on private vehicle parking and enhanced accessibility for customers from across Singapore, supporting premium rent-commanding potential. Capital appreciation for properties near major MRT hubs typically outpaces those in less-accessible locations, as transport connectivity has become increasingly valued in a congested urban setting. The MRT station also anchors the surrounding precinct's long-term commercial viability; as the transport node matures and further development occurs around it, property values in the immediate vicinity tend to appreciate steadily. A 17-minute walking distance, whilst not immediate station-adjacent, still positions the property within the primary catchment zone, providing substantial transport-related demand support.

Which buyer profiles—HNW, upgraders, first-timers, investors—are best suited to this property?

This commercial shophouse is best suited to commercial property investors, business operators, and professional practitioners seeking to establish or expand their own operations in Jurong East. High-net-worth individuals diversifying into commercial real estate will find the property a low-complexity, manageable asset with defined tenant demand and steady income potential. Established business owners and entrepreneurs represent the primary owner-occupier segment, as they can leverage the 1,550-square-foot space for retail, professional services, or specialist operations. First-time property buyers with limited capital should approach commercial property cautiously, as financing, tenant management, and tax obligations differ significantly from residential ownership; working with a commercial real estate advisor is recommended. Property investors focused on long-term capital appreciation and rental income will find this property's location and precinct fundamentals attractive, particularly if they target sub-10-year holding periods. Residential upgraders or first-time homebuyers are not the primary audience; commercial property requires distinct expertise and tolerance for business-cycle volatility.

What are the TDSR and financing headroom considerations at typical price points for this development?

Total Debt Service Ratio (TDSR) is regulated by the Monetary Authority of Singapore at a maximum of 60% of gross monthly income for most borrowers; this includes the commercial property loan alongside all other debt obligations such as mortgages, personal loans, and credit cards. For a commercial property purchase in the S$180,000–S$250,000 range typical of Jurong East shophouses, buyers can expect property loans of 60–70% of the purchase price, with the balance funded by cash equity. Monthly loan repayment obligations will depend on the loan tenure (commonly 20–25 years for commercial property) and prevailing interest rates, which are typically 0.5–1.5% above residential rates. A buyer with gross monthly income of S$8,000–S$10,000 can typically service a commercial property loan of S$200,000–S$250,000 comfortably within TDSR limits, leaving headroom for personal and housing debt. However, each buyer's financial situation is distinct; a professional mortgage broker should stress-test specific loan scenarios and confirm financing feasibility before purchase commitment. Commercial lenders also assess the tenant's creditworthiness and lease strength, so securing a strong tenant before finalising the purchase strengthens financing and valuation outcomes.

How does this property compare to competing commercial shophouses in nearby precincts like Bukit Batok or Pioneer?

Jurong East occupies a premium position relative to adjacent precincts, owing to its concentration of retail anchors (JEM, Westgate, IMM) and the established commercial ecosystem centred on the International Business Park. Bukit Batok and Pioneer, whilst served by MRT stations, lack the same density of lifestyle and retail destinations, resulting in lower footfall and potentially softer rental demand. Properties in Jurong East command a 10–15% price premium per square foot over comparable shophouses in Bukit Batok, a gap justified by superior customer visibility and tenant demand. However, buyers seeking lower entry prices may find value in Bukit Batok or Pioneer shophouses, accepting softer rental yields and potentially longer tenant-sourcing timelines. Jurong East's concentration of investment and ongoing development strengthens the assumption of sustained commercial demand and capital appreciation, whereas more peripheral precincts face greater exposure to economic headwinds and retail disruption. For investors prioritising yield stability and tenant quality, Jurong East's premium pricing reflects genuine competitive advantages; for cost-focused buyers willing to accept lower footfall, nearby precincts offer alternative entry points. A detailed comparative analysis of recent sales, rental rates, and tenant profiles in each precinct is essential before deciding.

Which floor levels or unit stacks offer the best value and operational functionality for commercial use?

Ground-floor commercial shophouses command significant retail premiums due to direct street visibility and customer walk-in traffic, supporting higher rental rates and faster tenant acquisition. Upper-floor or mezzanine spaces, whilst valued for office and service-based uses, typically rent at 10–20% discounts to ground-floor retail. Mixed-use shophouses with strong ground-floor retail potential and upper-floor office or service space offer optimal diversification; a property can secure a stable office tenant upstairs whilst capturing higher retail income from the ground floor. Buyers should evaluate the property's physical configuration, natural light, internal circulation, and ease of subdivision when assessing stack value. A shophouse with clear ground-floor retail exposure, practical office or storage upstairs, and flexible partition options will outperform one with constrained ground-floor access or poor upper-level functionality. External factors such as street-level foot traffic, signage visibility, and proximity to major anchor retailers should also inform unit stack assessment; a ground-floor unit facing a quiet side street will underperform a ground-floor unit on a busy primary retail stretch. Professional commercial real estate consultation is recommended to assess specific unit layouts against intended tenant types and income objectives.

What is the future supply pipeline for commercial property in Jurong East, and how might it affect resale demand?

Jurong East's commercial property market has matured substantially over the past decade, with most prime retail and office locations already developed and tenanted. New supply is now concentrated in integrated mixed-use developments and redevelopments of ageing shophouses, which introduce modern facilities but also compete for tenant dollars alongside existing stock. The Urban Redevelopment Authority's long-term plan for Jurong East emphasises consolidation of the lifestyle and business ecosystem rather than massive new supply introductions; this measured approach supports existing property values by limiting oversupply. However, if significant new retail malls or office complexes are announced, rental rates in the precinct could soften as tenants shift to modern facilities with contemporary amenities. Established shophouses like 252 Jurong East Street 24 may face competitive pressure from newer, feature-rich competitors, though their lower rents and character appeal often retain niche tenants (independent retailers, specialist services, and small professional practices) who cannot afford premium mall rents. Buyers should monitor URA planning documents and development announcements to understand pipeline risks; a property in a precinct with limited new supply will appreciate more steadily than one facing competing new inventory. Over a 10–15 year holding period, the established location and accessibility of this property should sustain demand, though rental rate growth may moderate if significant competing supply materialises.

Commercial At Jurong East Street 24 — From S$180K