Type

Units

Min Area

Price Range

Other

506 sqft

S$1.3M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$1.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$258K on this acquisition.
Located 3 min (250 m) from CC11 Tai Seng MRT Station.

Price Trends & Rental Yield

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The Commerze @ Irving: Ground Floor Commercial Opportunity in Tai Seng

The Commerze @ Irving presents a compelling investment proposition for entrepreneurs and property investors seeking ground floor commercial exposure in the established Tai Seng precinct. Situated at 1 Irving Place, this development offers distinctly accessible retail and service units designed to capture foot traffic and drive operational efficiency for businesses of varying scales. The proximity to multiple transport nodes and the immediate vicinity of a bustling residential and commercial neighbourhood position these units favourably for both owner-operators and passive investment strategies.

Exceptional Location and Transport Connectivity

Accessibility defines the appeal of The Commerze @ Irving. The development sits merely 250 metres—approximately a three-minute walk—from CC11 Tai Seng MRT Station, placing occupants at a significant advantage in terms of customer footfall and employee commute logistics. Beyond Tai Seng, the nearby Bartley and MacPherson MRT stations extend the catchment radius, creating a consolidated transport ecosystem that supports both retail viability and investor confidence. Direct alignment with major highway networks ensures seamless access for business clients, service delivery, and commercial logistics, a critical factor for enterprises dependent on efficient supply chain management.

Ground Floor Units: A Rare Market Segment

Ground floor commercial spaces at The Commerze @ Irving represent a scarce asset category within the precinct. Unlike upper-level units, ground floor configurations deliver unobstructed street visibility, organic foot traffic potential, and enhanced accessibility for customers with mobility considerations. This positioning makes such units particularly attractive to retail, food and beverage, personal services, and professional practices seeking maximum operational visibility. The development's ground floor offering is correspondingly priced to reflect this scarcity value, with entry quantum considerably lower than comparable retail real estate in proximity to major MRT nodes.

Flexible Configuration and Infrastructure Support

Units at The Commerze @ Irving accommodate a wide spectrum of commercial operations, with floor plates around 506 sqft providing sufficient space for boutique retail, service offices, café operations, or professional consultation rooms. The inclusion of three-phase electricity infrastructure elevates operational flexibility, supporting businesses requiring heavier electrical loads such as food preparation, workshop operations, or multi-station office setups. The bare unit condition affords incoming tenants or occupiers complete freedom in interior design and fit-out specification, eliminating inherited legacy configurations and enabling bespoke workspace optimisation.

Investment Yield and Rental Economics

For capital investors, The Commerze @ Irving units demonstrate tangible income-generating potential. Current market evidence indicates tenanted ground floor units achieving rental returns in the region of S$4,600 per month, translating to a gross yield of approximately 4.28% when calculated against acquisition prices from S$1.29 million. This yield profile positions the development competitively within Singapore's commercial investment landscape, particularly for risk-averse investors seeking regular cash flow coupled with capital preservation. The established tenant base and consistent demand for Tai Seng commercial space provide underlying rental stability, though yields may vary based on individual unit configuration, specific tenant profile, and lease terms negotiated at acquisition.

Strategic District Position and Long-Term Demand

The Tai Seng district maintains enduring appeal as a secondary business hub, supported by established industrial, logistics, and light manufacturing infrastructure alongside growing food and beverage clusters. The concentration of transport infrastructure surrounding The Commerze @ Irving—Tai Seng, Bartley, and MacPherson stations—creates a natural confluence point for both commercial activity and residential density. This structural advantage suggests sustained demand for accessible, ground floor commercial stock, providing investors and operators with confidence in medium to long-term viability. The area's mixed-use character, blending industrial heritage with progressive commercial diversification, positions units here as defensible assets across economic cycles.

Acquisition Framework and Investor Suitability

The Commerze @ Irving units suit a diverse investor and operator base. Owner-operators seeking to establish or expand a retail or service footprint will find immediate accessibility and visibility compelling. Passive investors focused on rental yield can utilise the existing tenant pipeline and proven rental economics to establish income-generating portfolios without extensive active management. Owner-occupiers in professional services, beauty, wellness, or specialised retail can customise interiors to brand specification whilst benefiting from superior location economics compared to secondary streets. The ground floor positioning and three-phase electrical infrastructure remove common operational constraints, broadening the potential buyer pool and supporting healthy resale liquidity.

Negotiation and Entry Economics

Asking prices at The Commerze @ Irving remain negotiable for serious acquisitions, particularly for investors demonstrating transaction capability and certainty. The relatively modest quantum required for entry—starting from the S$1.29 million level—makes these units accessible to small to medium-sized investors and owner-operators without requiring exceptionally large capital commitments. This entry-level positioning, combined with the rarity of ground floor commercial stock in the immediate Tai Seng vicinity, creates genuine scarcity value and suggests limited stock availability as market conditions tighten.

Comparative Market Position

Ground floor commercial units proximate to major MRT stations command a premium within Singapore's commercial real estate market. The Commerze @ Irving's positioning relative to Tai Seng MRT, coupled with immediate access to Bartley and MacPherson, positions it competitively against alternative commercial investments in secondary business districts. Comparable units in the broader Serangoon area typically trade at higher per-square-foot valuations, making The Commerze @ Irving a value proposition for price-conscious investors. The established tenant roster and positive rental trajectory suggest pricing reflects fair market value rather than speculative premium.

Future Outlook and Capital Appreciation

Appreciation potential at The Commerze @ Irving derives from multiple factors: continued residential densification in surrounding precincts, ongoing transport infrastructure investment, and the gradual maturation of Tai Seng as a mixed-use commercial hub. Ground floor commercial stock remains constrained relative to office and industrial supply, supporting long-term scarcity value. Investors acquiring at current market rates benefit from both yield generation during the holding period and reasonable capital appreciation expectations as broader district upgrading and transport-focused urban densification progressively enhance precinct desirability and asset valuations.

Frequently Asked Questions

What rental yield can investors expect from ground floor units at The Commerze @ Irving?

Current market data indicates ground floor units at The Commerze @ Irving achieve gross rental yields of approximately 4.28% when tenanted at S$4,600 monthly on purchase prices around S$1.29 million. This yield profile reflects stable demand within the Tai Seng commercial precinct, supported by the development's exceptional proximity to three MRT stations and established business ecosystems. Individual unit yields may vary based on tenant profile, lease length, and fit-out specification, but the 4.28% benchmark demonstrates competitive income-generating potential relative to alternative commercial investments in secondary business districts. Investors should factor in ongoing management costs, maintenance contributions, and potential vacancy periods when assessing net yield expectations.

How does per-square-foot pricing at The Commerze @ Irving compare to recent commercial transactions in Tai Seng and Serangoon?

The Commerze @ Irving's pricing framework positions ground floor units at considerably more accessible quantum than comparable commercial stock in proximity to major MRT nodes. Units around 506 sqft at the S$1.29 million level equate to approximately S$2,545 per square foot, a valuation that reflects the ground floor positioning and immediate MRT accessibility whilst remaining below premium commercial pricing observed in established precincts like Novena or Tanjong Pagar. Secondary commercial precincts such as Tai Seng have historically traded at 15–25% discounts relative to central business districts, and The Commerze @ Irving's pricing aligns with this tier. Recent transactions in the broader Serangoon area suggest ground floor retail spaces with comparable visibility command similar or marginally higher per-square-foot rates, validating the development's market positioning.

What Additional Buyer's Stamp Duty implications apply if purchasing The Commerze @ Irving as a second residential property?

Commercial units at The Commerze @ Irving are not classified as residential property under Singapore's stamp duty framework, and therefore the Additional Buyer's Stamp Duty (ABSD) regime—which imposes a 20% duty on second residential property acquisitions by Singapore Citizens—does not apply. Commercial properties, whether retail, office, or mixed-use, are subject to standard Buyer's Stamp Duty only, calculated on the purchase price at standard conveyancing rates (typically 1–4% depending on quantum). This structural advantage makes commercial investments like The Commerze @ Irving particularly appealing to investors managing multiple property portfolios, as acquiring ground floor units here does not trigger ABSD obligations or deplete residential property acquisition headroom. Buyers should confirm the specific commercial classification with their legal counsel during conveyancing to ensure correct duty calculations.

How does proximity to CC11 Tai Seng MRT Station influence demand and capital appreciation for ground floor commercial units?

Immediate proximity to a major MRT station fundamentally shapes commercial real estate desirability and investment characteristics. The Commerze @ Irving's location just 250 metres from CC11 Tai Seng delivers organic foot traffic, employee accessibility, and operational logistics advantages that directly support rental viability and tenant demand. Properties within a five-minute walk of MRT nodes command sustained rental premiums and demonstrate superior capital appreciation relative to secondary-street commercial stock, as accessibility reduces occupier friction and expands the addressable tenant market. The presence of nearby Bartley and MacPherson stations creates a secondary ring of accessibility that further reinforces district vibrancy and long-term value preservation. Historical evidence across Singapore's commercial markets demonstrates that ground floor units at established MRT-proximate precincts retain pricing resilience through economic cycles, as transport connectivity remains a non-depreciating asset that transcends market sentiment fluctuations.

Which buyer profiles—owner-operators, passive investors, or institutional acquirers—are best suited to The Commerze @ Irving units?

The Commerze @ Irving accommodates multiple investor archetypes effectively. Owner-operators in retail, food and beverage, personal services, or professional practice find ground floor positioning ideal for customer accessibility and operational visibility, with the 506 sqft format supporting boutique standalone operations or branch outlets. Passive property investors seeking yield-generating portfolios benefit from the established tenant base, S$4,600 monthly rental benchmarks, and 4.28% gross yield, alongside relatively modest capital requirements (from S$1.29 million) that enable portfolio diversification without exceptional financial commitment. Small to mid-sized property funds and light commercial investors find the units attractive as core holding assets, offering transport-backed stability with modest leverage requirements. Institutional investors may view ground floor commercial stock as defensive ballast within mixed portfolios, particularly where transport accessibility underpins sustained demand. First-time commercial property investors particularly value The Commerze @ Irving's transparent rental economics and liquid resale market, reducing acquisition risk.

What financing headroom and TDSR implications exist for typical The Commerze @ Irving purchase prices?

Commercial property financing typically permits loan-to-value ratios of 70–75% from major banking institutions, meaning acquisition at the S$1.29 million level would require approximately S$322,500–S$387,000 in cash equity, with bank lending covering the remainder. Total Debt Servicing Ratio (TDSR) limits for commercial mortgages are generally less restrictive than residential lending, with financial institutions typically permitting higher debt servicing percentages provided documented rental income or business cash flows substantiate repayment capacity. For investor-occupiers at The Commerze @ Irving, lenders will typically accept 70–80% of verified monthly rental income (the S$4,600 benchmark) as serviceability evidence, creating strong financing proposition. Monthly mortgage repayments on a S$950,000 facility (approximately 75% LTV) would be manageable within typical TDSR parameters for qualified borrowers. Prospective buyers should engage directly with their banking institutions to confirm current lending policies, as commercial mortgage terms remain more flexible than residential equivalents but are subject to individual bank credit assessment and prevailing economic conditions.

How do ground floor units at The Commerze @ Irving compare to competing commercial developments in nearby precincts?

The Commerze @ Irving's ground floor offering competes favourably against alternative commercial opportunities across the Serangoon, Tai Seng, and broader east-central region. Nearby industrial estates and business parks typically house upper-level office units or warehouse configurations with limited ground floor retail availability, making The Commerze @ Irving's street-level positioning distinctly scarce. Comparable ground floor retail elsewhere in the precinct either commands significantly higher valuations (for example, established shop-houses in premium streets) or presents inferior transport connectivity and accessibility characteristics. The development's combination of ground floor positioning, immediate MRT proximity, three-phase electrical infrastructure, and bare unit flexibility provides a rare bundle of attributes not readily replicated by competing stock. Pricing from S$1.29 million positions The Commerze @ Irving as a value proposition relative to similarly positioned commercial units in higher-profile precincts, yet retains MRT-backed demand stability that secondary-street commercial properties cannot claim. Direct competition remains limited, supporting both pricing resilience and investor confidence in medium-term holding characteristics.

Which unit stacks and floor levels within The Commerze @ Irving offer optimal value and long-term appreciation potential?

Ground floor units at The Commerze @ Irving possess inherent advantages over upper-level commercial stock due to unobstructed street visibility, organic foot traffic, and customer accessibility—attributes that justify marginally elevated acquisition prices but deliver commensurate rental premiums and occupier demand. Within the ground floor tier, units positioned at main entrance zones or street-frontage locations command superior tenant visibility and tenant quality, supporting rental consistency and capital appreciation. Units at peripheral ground floor locations may trade at modest discounts whilst retaining the fundamental advantages of ground floor positioning, creating potential value opportunities for price-sensitive investors willing to accept marginally lower visibility. Mid-level floors (if available) present a middle ground, offering reduced foot traffic relative to ground level but superior identity and accessibility versus top-floor locations. For purely investment-focused acquisitions emphasising yield stability, ground floor units remain the optimal positioning, as rental demand and occupier competition for ground floor space significantly outpaces upper-floor demand.

What future supply pipeline and district development plans might influence The Commerze @ Irving's long-term value trajectory?

The Tai Seng precinct is undergoing gradual maturation as a mixed-use commercial and residential hub, with ongoing residential intensification in surrounding areas providing sustained demand for accessible commercial services. The broader east-central planning area continues to attract light industrial, logistics, and creative industry clustering, supporting long-term commercial district viability. Future supply of ground floor commercial stock remains constrained, as new developments increasingly favour office and residential configurations with limited ground floor retail allocations, creating ongoing scarcity value for existing street-level commercial assets. Planned transport infrastructure improvements and secondary station developments (such as potential future Cross-Island Line extensions) may further enhance district accessibility and investor confidence. Conversely, large-scale residential developments in surrounding precincts could alter the commercial and retail landscape, though such changes typically strengthen rather than diminish demand for accessible, MRT-proximate commercial services. Investors should monitor district master planning updates and transport authority announcements to assess long-term supply and demand dynamics, but the fundamental scarcity of ground floor MRT-proximate commercial stock suggests favourable supply-demand positioning for existing developments like The Commerze @ Irving.

What lease tenure structures apply to The Commerze @ Irving units, and how might this influence long-term investment characteristics?

Commercial property tenures in Singapore vary by individual development based on land acquisition and planning designation. Investors should confirm the specific lease duration (whether Freehold, 999-year, or 99-year lease) applicable to The Commerze @ Irving units prior to acquisition, as this materially influences long-term capital preservation and refinancing characteristics. Freehold or 999-year commercial properties retain intrinsic value stability across indefinite holding periods, supporting intergenerational wealth preservation and unrestricted resale options. Properties on 99-year leases require greater scrutiny regarding lease decay implications, though commercial properties typically experience less pronounced rental depreciation as leasehold tenure approaches expiration compared to residential equivalents. For investors with medium-term horizons (10–20 years), lease tenure remains a secondary consideration relative to yield generation and near-term capital appreciation. Nonetheless, prospective buyers should obtain explicit confirmation of tenure status from legal counsel and factor any lease decay implications into long-term valuation models, particularly if considering extended holding periods or intergenerational transfer. Lenders may impose financing restrictions on shorter-tenure commercial properties, so clarifying tenure with your banking institution during pre-acquisition assessment is prudent.

How suitable are The Commerze @ Irving units for alternative commercial uses such as food and beverage, professional services, or wellness operations?

The Commerze @ Irving's ground floor positioning, compact floor plates around 506 sqft, and three-phase electrical infrastructure create genuine flexibility for diverse commercial operators. Food and beverage enterprises—whether cafés, speciality food retail, or quick-service restaurants—benefit from street visibility, customer foot traffic, and the electrical capacity to support catering equipment and food preparation operations. Professional service providers including accountants, consultants, and legal practitioners find the compact footprint suitable for consultation-focused operations with minimal reception and back-office space requirements. Wellness operations such as massage therapy, physiotherapy, beauty services, and alternative health practitioners appreciate the street-level accessibility for client walk-ins and the ability to implement bespoke interior design reflecting brand positioning. Retail operators in speciality goods, fashion, books, or craft products leverage ground floor visibility to build customer awareness and drive impulse purchases. Flexible bare unit conditioning permits incoming tenants to optimise internal configuration, electrical routing, and plumbing arrangements to specific operational requirements without inheriting unwanted legacy fixtures. This operational flexibility supports strong tenant demand and supports rental pricing resilience, as the unit accommodates diverse tenant profiles without requiring substantial reconfiguration between occupancies.

Commercial At 1 Irving Place — From S$1.3M