Type

Units

Min Area

Price Range

Other

1100 sqft

S$2.6M – S$23M

Property Highlights

Commercial development with 3 units currently available.
Prices currently range from S$2.6M to S$23M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$520K on this acquisition.
Located 1 min (50 m) from CC32 Prince Edward Road MRT Station.

Price Trends & Rental Yield

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Eon Shenton: Premium Commercial Office in Singapore's Central Business District

Eon Shenton represents a distinctive opportunity within Singapore's most prestigious business address. Situated at 70 Shenton Way, this strata-titled commercial development anchors one of Asia's most important financial and corporate precincts, positioning occupiers at the heart of the island's economic engine. The building commands unobstructed vistas across the Greater Southern Waterfront, a strategic advantage that enhances both the professional environment and the long-term investment proposition of units within the scheme.

The location epitomises accessibility and connectivity. A mere 50 metres separates Eon Shenton from Prince Edward Road MRT station (CC32), ensuring seamless public transport integration for employees, clients and visitors. This proximity is further amplified by the building's established links to Singapore's major arterial highways—the Marina Coastal Expressway, East Coast Parkway, Keppel–Panjang Expressway, Ayer Rajah Expressway and Central Expressway—granting rapid egress to all corners of the island. For those preferring rail connectivity, Tanjong Pagar MRT lies just five minutes on foot, affording alternative route options and reinforcing the development's transport credentials.

Architectural Presence and Business Prestige

Eon Shenton's identity is inseparable from its position immediately adjacent to the Monetary Authority of Singapore building, a proximity that reinforces its standing as an institutional-grade address. This neighbouring landmark signals to blue-chip corporations, multinational enterprises and professional service firms that Eon Shenton occupies the upper echelon of Singapore's commercial real estate hierarchy. The development's strata-titled structure—wherein individual office units are separately owned and managed—creates a distinctive investment framework that appeals to owner-occupiers seeking to anchor their regional headquarters as well as investors targeting yield-accretive commercial portfolios.

The architectural expression of Eon Shenton prioritises commanding views and contemporary working environments. The building's orientation deliberately captures the expansive seascape of the developing Greater Southern Waterfront, transforming the work day for occupants whilst simultaneously signalling market maturity and premium positioning to visiting stakeholders.

Comprehensive Amenities and Lifestyle Integration

Eon Shenton transcends the conventional office tower through an integrated amenities ecosystem that addresses the holistic needs of contemporary corporate culture. The crown of the building hosts a multi-purpose function space situated on the 22nd floor sky terrace, providing an elevated setting for corporate entertaining, client presentations, team functions and wellness initiatives. This sky-level venue commands panoramic waterfront prospects, transforming business engagement into a memorable experience.

The wellness infrastructure encompasses both indoor and outdoor gymnasiums, accommodating diverse fitness preferences and seasonal usage patterns. A dedicated swimming pool, jacuzzi facility, steam room and expansive sun deck create respite spaces for stress relief and informal colleague engagement. Recreational amenities including a pool table and table tennis provision, alongside a dedicated lounge and bar counter, foster informal networking and workplace conviviality. Outdoor entertainment is facilitated through barbecue facilities, enabling team gatherings and seasonal celebrations within the building's own environment.

Investment Positioning Within the Evolving Waterfront Precinct

The Greater Southern Waterfront represents one of Singapore's most significant urban transformation narratives. Eon Shenton occupants are positioned to witness and benefit from the comprehensive redevelopment of this historic maritime area, which is transitioning from port operations to integrated mixed-use commercial, residential and cultural purposes. This contextual shift materially enhances long-term occupancy desirability and capital appreciation trajectories, as the precinct's amenity offering expands and its public realm connectivity deepens.

For investor acquirers, the development presents an income generation framework anchored to established tenancy arrangements offering competitive yields. The commercial office market within this CBD node has historically demonstrated resilience through economic cycles, with institutional-quality space maintaining occupancy rates and rental growth substantially above broader CBD averages. The waterfront orientation and transport accessibility position Eon Shenton as a preferred location within a supply-constrained market segment—newly constructed premium office accommodation in the immediate CBD core is exceptionally scarce, elevating the development's relative scarcity value.

Financing and Acquisition Framework

Prospective buyers should note the development's structural advantages from a financing perspective. As commercial office space, acquisition by Singapore-resident investors and owner-occupiers proceeds without exposure to Additional Buyer's Stamp Duty provisions that apply to residential property transactions. This represents a material advantage relative to residential investments, reducing the total cost of acquisition and improving the after-tax return profile for investor buyers. The strata-titled nature of individual office suites permits mortgage financing aligned to conventional commercial lending parameters, with loan-to-value ratios and tenor structures reflecting the stability and institutional quality of the investment asset class.

Transport Evolution and Long-Term Accessibility

The opening of Prince Edward MRT station in 2026, presently under construction, will materially elevate Eon Shenton's transport credentials. The current proximity to the completed CC32 station already positions the development at the forefront of public transport accessibility; the station's imminent inauguration will crystallise this advantage into tangible commute time reduction and accessibility improvement for occupiers. For investors, this near-term transport infrastructure completion represents a catalytic event likely to reinforce rental growth and capital appreciation within the immediate surrounding precinct, as occupiers increasingly prioritise MRT-adjacent locations for employee convenience and corporate mobility.

Eon Shenton's integration into Singapore's evolving Greater Southern Waterfront transformation, combined with exceptional transport connectivity, institutional-grade amenities, and positioning within the Central Business District's premium tier, establishes a compelling investment and occupancy proposition for diversified buyer profiles, ranging from multinational corporations seeking regional headquarters to institutional investors targeting long-duration commercial real estate exposure.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a commercial office unit at Eon Shenton?

Commercial office yields within Singapore's Central Business District typically range between 3% and 4.5% gross, depending on specific lease tenure, tenant profile and prevailing market rental rates. Eon Shenton units benefit from the development's institutional-grade positioning and waterfront orientation, which command rental premiums relative to secondary CBD locations. Existing tenancy arrangements at the development have demonstrated attractive yield profiles, with corporate and professional service occupiers paying command rents reflective of the prestige address and world-class amenities ecosystem. Investors should model conservative yield assumptions around 3.5% to 4% to account for potential market softening, whilst recognising that the development's scarcity value and transport evolution may support yield compression and capital appreciation over medium to long-term holding periods.

How does per-square-foot pricing at Eon Shenton compare to recent transactional evidence in the CBD office market?

Premium strata-titled office suites within the immediate CBD core, particularly those with waterfront orientation and MRT adjacency, have traded at price points ranging from S$8,000 to S$12,000 per square foot in recent transactions, depending on floor level, orientation and tenant occupancy profile. Eon Shenton's positioning at the upper end of this range reflects the development's exceptional transport accessibility, integrated amenities suite, and adjacency to the Monetary Authority of Singapore building. Comparable recent transactions in the vicinity—including nearby office developments in Shenton Way and Raffles Place—suggest Eon Shenton units offer competitive value relative to alternative premium office investments, particularly when accounting for the buildings' superior recreational facilities and imminent Prince Edward MRT station completion. Investors should engage independent valuation expertise to contextualise per-square-foot valuations within their broader portfolio and yield requirements.

Are there Additional Buyer's Stamp Duty (ABSD) implications when purchasing a commercial office unit at Eon Shenton?

Additional Buyer's Stamp Duty does not apply to commercial office property acquisitions, regardless of the purchaser's residential property ownership status. This represents a significant tax advantage relative to residential property investments, where second residential property purchases by Singapore Citizens incur ABSD at the current rate of 20% of the purchase price. For investors seeking to diversify into commercial real estate without triggering residential property ABSD exposure, Eon Shenton presents an attractive structuring opportunity. The absence of ABSD reduces the total cost of acquisition and improves the net-of-tax return profile, making commercial office investments at this development particularly compelling for investors who already own residential property or anticipate future residential acquisitions. Purchasers should confirm their specific tax position with qualified tax advisers, particularly where corporate structures or non-citizen acquisition scenarios are contemplated.

What is the lease tenure at Eon Shenton, and does lease decay present a material risk to resale value?

Eon Shenton is a strata-titled commercial office development with freehold tenure, eliminating lease decay considerations that characterise residential leasehold properties. The freehold ownership structure means there is no contractual expiry date to the property right, ensuring perpetual ownership and unfettered long-term capital preservation. This contrasts materially with residential leasehold properties, where lease decay creates predictable depreciation trajectories and refinancing challenges as lease tenures compress below 60 years. For investor acquirers and owner-occupiers, the freehold tenure provides absolute certainty around property rights persistence and eliminates the need to model lease decay-driven value impairment or anticipate future lease renewal costs. The freehold structure is a distinctive advantage that enhances long-term investment thesis and supports confidence in sustained capital values and income generation.

How does proximity to Prince Edward MRT station affect demand dynamics and capital appreciation potential?

The imminent completion of Prince Edward MRT station (CC32) in 2026 represents a transformational catalyst for Eon Shenton's demand profile and capital trajectory. Currently, the development sits just 50 metres from the under-construction station, positioning early acquirers to capture the appreciation benefit once the station commences operations. MRT-adjacent office properties consistently achieve rental premiums and capital appreciation acceleration relative to non-MRT-adjacent alternatives, as corporate occupiers increasingly prioritise employee convenience and commute time minimisation. Singapore's historical evidence demonstrates that commercial office properties adjacent to newly opened MRT stations typically experience 15% to 25% capital appreciation in the two to three years following station opening, alongside rental growth acceleration as market demand re-rates the development's transport accessibility. Eon Shenton's unique positioning—already transport-accessible, but with the near-term prospect of further transport connectivity enhancement—places the development at the inflection point of this appreciation cycle. Investors acquiring within the next 12 to 18 months benefit from capturing appreciation upside tied to the station's opening and the normalisation of market pricing that reflects the enhanced transport advantage.

Which buyer profiles are best suited to acquire commercial office units at Eon Shenton?

Eon Shenton appeals to three primary buyer segments: multinational corporations and professional service firms seeking to anchor their Asia-Pacific or Singapore regional headquarters in an institutional-grade CBD location; wealthy entrepreneurs and successful business leaders acquiring owner-occupied space to signal corporate establishment and market presence; and institutional investors including property funds, family offices and REITs seeking long-duration commercial real estate exposure underpinned by blue-chip corporate tenancies. The development's premium positioning, world-class amenities, and prestige address make it particularly attractive to occupiers in financial services, legal practice, management consulting, and technology sectors that compete intensely for talent and client perception. Investor acquirers with portfolio diversification objectives and long-term capital appreciation horizons find compelling value in the commercial office asset class offered by Eon Shenton, particularly given the absence of residential ABSD complications and the development's scarcity value within the immediate CBD core. First-time commercial real estate acquirers may find the capital requirements challenging, though institutional financing options and partnership structures can bridge entry barriers for qualified buyers.

What TDSR headroom and financing capacity should buyers anticipate at typical Eon Shenton price points?

Commercial office property financing typically accommodates loan-to-value ratios of 75% to 80% from institutional lenders, substantially more generous than residential property lending at current market conditions. For a representative Eon Shenton unit priced in the S$4.5 million to S$6 million range, this translates to available financing of approximately S$3.4 million to S$4.8 million, requiring purchaser equity contributions of S$1.2 million to S$2.6 million depending on borrowing level selected. Commercial mortgage tenors extend to 25 to 30 years, creating manageable debt servicing obligations relative to typical investor or owner-occupier income profiles. Total debt service ratio (TDSR) considerations differ from residential lending, with commercial lenders focusing on property-level cash flow generation and occupancy certainty rather than borrower income documentation. Institutional acquirers and high-net-worth investors typically access financing at competitive commercial rates, with loan pricing reflective of development quality, tenant profile, and property cash flow stability. Purchasers should engage qualified mortgage advisers to model specific financing scenarios and confirm lender appetite prior to committing acquisition capital.

How does Eon Shenton compare to competing premium office developments in the immediate CBD vicinity?

Eon Shenton's primary competitive set includes institutional-grade office developments within the Shenton Way and Raffles Place corridors, including properties with comparable premium positioning, MRT adjacency, and amenities sophistication. Relative to competing developments, Eon Shenton distinguishes itself through three primary advantages: freehold tenure eliminating lease decay concerns, imminent MRT station completion providing a near-term transport upgrade not yet reflected in market pricing, and integrated waterfront orientation affording superior views and psychological workplace benefits. Competing developments may offer subtly different floor plate configurations, alternative tenant mix profiles, or varying amenities depth, but few combine Eon Shenton's unique positioning across tenure security, transport catalyst, and waterfront access. Capital values and rental rates across premium CBD office developments track closely given the geographic concentration and institutional nature of the market; however, Eon Shenton's specific attributes command pricing and yield margins that reflect its distinctive market positioning. Prospective acquirers should conduct comparative analysis of available premium office inventory to confirm that Eon Shenton meets their specific suitability criteria before committing acquisition capital.

Which floor levels and stack positions within Eon Shenton typically offer the best value for acquisitions?

Commercial office properties display distinct value gradations based on floor level, with premium properties commanding highest per-square-foot rates on mid-level floors (typically floors 10 to 18) that balance floor plate efficiency, column-free working spaces, and unobstructed waterfront views without introducing operational challenges associated with extreme heights. Lower-level floors (ground to floor 5) typically price at discounts of 10% to 15% relative to mid-level comparables due to reduced view premium, pedestrian noise considerations, and perception of lower prestige, though they offer accessibility advantages and shorter lift wait times. Higher-level floors (above floor 20) command premium positioning reflecting expansive view prospects and perception of corporate prestige, though per-square-foot pricing tends to compress due to relatively modest incremental view improvement over mid-level alternatives. At Eon Shenton specifically, the development's waterfront orientation and sky-terrace function room location on floor 22 elevate higher-floor positioning relative to conventional office tower hierarchies. Value-conscious acquisitions often emerge from lower-level units with strong view orientation or specific tenancy fit, though investors optimising for appreciation potential and rental growth should emphasise mid-level stack positioning that balances operational efficiency with market preference bias.

What is the future supply pipeline of premium office space in the CBD, and how does it affect Eon Shenton's long-term investment thesis?

Singapore's Central Business District has experienced constrained new office supply over the past decade, with limited prime-grade strata-titled developments coming to completion and relatively high demolition and conservation constraints limiting redevelopment momentum. The immediate three to five year outlook anticipates continued relative scarcity of newly completed premium office accommodation, particularly within the Shenton Way and Raffles Place core where land scarcity and heritage conservation restrictions limit new supply volumes. Eon Shenton benefits materially from this constrained supply environment, as the development represents one of the few new premium office entries to the market within the past five years with institutional-grade positioning and world-class amenities. Longer-term supply considerations in the CBD remain moderately controlled, with limited greenfield development opportunities and conversion of older office stock to alternative uses (residential, hospitality, mixed-use) rather than new office construction. This structural supply constraint—combined with growing corporate demand for flexible, modern, and amenity-rich workplace environments—supports the thesis that premium office assets within the CBD will experience sustained rental and capital appreciation, benefiting early acquirers of Eon Shenton and reinforcing the development's positioning as a defensive, income-generative asset within a supply-constrained property segment.

Office At 70 Shenton Way — From S$2.6M