Type

Units

Min Area

Price Range

Other

4700 sqft

S$15M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$15M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$3M on this acquisition.
Freehold.
Located 11 min (890 m) from TE27 Marine Terrace 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.

235 East Coast Road: Prime Freehold Commercial Shophouse

235 East Coast Road represents a significant commercial real estate opportunity in one of Singapore's most established and vibrant precincts. This three-storey freehold shophouse commands 4,700 square feet of developable space on a full commercial plot, positioning it as an attractive acquisition for entrepreneurs, investors, and business operators seeking to establish or expand operations in an increasingly sought-after neighbourhood.

The property's location on East Coast Road places it at the heart of a district characterised by strong pedestrian traffic, established retail presence, and a loyal customer base. This thoroughfare has evolved into a dynamic commercial corridor where traditional shophouse enterprises coexist with modern retail concepts, creating multiple pathways to commercial success for new proprietors. The neighbourhood's maturity and consistent demand make this address particularly compelling for those prioritising stability alongside growth potential.

Transportation and Connectivity

Marine Terrace MRT Station (TE27) lies approximately 890 metres away, translating to an eleven-minute walking distance that ensures regular commuter footfall and visitor accessibility. This proximity to the broader MRT network substantially enhances the property's appeal to both walk-in customers and those arriving by public transport. The station serves as a critical junction within the wider East Coast corridor, connecting the development to residential hubs, commercial districts, and business precincts across Singapore's eastern zone.

Beyond the immediate MRT connection, the East Coast precinct benefits from strong road networks that facilitate vehicular access and parking flexibility. This multi-modal transport advantage reduces reliance on any single access method, broadening the potential customer base and operational flexibility for any commercial tenant or owner-occupier.

Surrounding Neighbourhood and Amenities

The immediate vicinity presents a rich tapestry of established amenities that reinforce the area's commercial viability. Katong Square and i12 Katong, both situated within 600 metres, represent significant retail and leisure destinations that generate consistent foot traffic throughout the day and evening. These neighbouring complexes house diverse dining establishments, fashion retailers, and entertainment options that create a synergistic commercial ecosystem benefiting independent shophouse operators.

Grocery shopping is conveniently accessible through Giant Express and FairPrice Finest Marine Parade Central, positioned within 600 to 1,000 metres respectively. This density of retail and F&B options creates a neighbourhood identity that attracts a broad demographic, from families undertaking weekly shopping to office workers seeking lunch-hour convenience. The presence of primary schools including CHIJ Katong Primary within walking distance further underscores the area's family-centric character and daytime population density.

Investment and Ownership Structure

The freehold tenure eliminates lease decay considerations entirely, providing indefinite ownership rights without concern for lease expiration or the long-term capital depreciation that affects leasehold properties. This perpetual ownership structure appeals particularly to long-term investors and owner-operators who prioritise security and unlimited holding periods. Freehold commercial properties command premium valuations in Singapore's market, and this structural advantage positions 235 East Coast Road competitively within the broader investment landscape.

The transaction terms attached to this offering provide substantial stamp duty benefits, with no Additional Buyer's Stamp Duty, no Seller Stamp Duty, and no Goods and Services Tax applicable. These fiscal advantages translate to meaningful cost savings during acquisition and potential future disposal, enhancing the net return profile for investors and reducing friction in the transaction process.

Suitable Use Cases and Tenant Profile

The 4,700-square-foot footprint accommodates diverse commercial models across three storeys, from traditional retail operations on the ground floor to office or professional services on upper levels. Food and beverage operators, particularly those seeking distinctive neighbourhood locations rather than mall-based establishments, find shophouse configurations particularly suited to their operational model. The East Coast Road corridor has historically attracted independent restaurants, cafés, and speciality retail concepts that benefit from street visibility and authentic locality character.

Investors considering this property may structure it as a buy-to-let commercial asset, capturing rental yield from established tenants whilst maintaining ownership of a tangible real estate asset. Alternatively, owner-operators can establish their primary business base on-site, directly capturing the operational profits from their enterprise whilst building equity in the underlying property.

Market Position and Comparative Context

East Coast Road shophouses represent a distinct asset class within Singapore's commercial property landscape. Unlike new high-rise commercial towers in central business districts, established shophouse locations offer authentic neighbourhood character, lower entry costs, and often stronger tenant loyalty due to the locality's established clientele base. This property's three-storey configuration provides more flexibility than single-storey retail units while remaining more agile than large-scale commercial buildings requiring substantial capital expenditure and professional property management infrastructure.

The Marine Parade precinct, anchored by the MRT station and complemented by established retail nodes, has demonstrated resilience across economic cycles. Businesses operating within the area benefit from a loyal local customer base less vulnerable to shifts in CBD footfall or discretionary spending patterns compared to more trend-dependent commercial locations.

Operational Flexibility and Future Adaptability

Three-storey shophouse configurations enable flexible space allocation responsive to market conditions. As commercial trends evolve, the property can accommodate office-to-retail conversions, mixed-use arrangements, or service-based businesses without requiring extensive structural modification. This operational flexibility positions the asset favourably for long-term hold strategies, as market demand shifts can be accommodated through adjusted tenant mix rather than capital-intensive renovation.

Freehold status combined with the full commercial plot designation provides complete autonomy over space utilisation, tenant selection, and operational direction. Owner-operators retain full control over brand positioning and customer experience without landlord constraints, whilst investor-owners benefit from freehold backing when evaluating long-term rental potential and capital appreciation trajectories.

Frequently Asked Questions

What rental yield might I expect if I purchase 235 East Coast Road as an investment property?

Commercial shophouse properties in the East Coast precinct typically achieve gross rental yields ranging from 3% to 5% annually, depending on tenant quality, lease terms, and prevailing market rents for comparable space. At the property's asking valuation, investors should conduct detailed market analysis of comparable shophouse lettings within the Marine Parade and Katong corridor to establish realistic rental expectations. The freehold status eliminates lease-related depreciation, potentially supporting sustained rental growth over extended holding periods as the neighbourhood matures and demand stabilises. Engaging a commercial property agent familiar with shophouse transactions in this specific locality will provide data on recent lettings and achievable rental rates for three-storey configurations.

How does the price per square foot compare to recent shophouse transactions on East Coast Road?

East Coast Road shophouses have transacted at varying price points depending on condition, tenure, floor area, and specific location within the broader corridor. Without access to live transactional databases, prospective buyers should request their conveyancer or agent to conduct comparable market analysis (CMA) reviewing recent sales of similar three-storey commercial properties within the Marine Parade and Joo Chiat precincts. Historical trends indicate that freehold shophouses command premium valuations relative to leasehold equivalents, reflecting the indefinite ownership advantage and reduced long-term depreciation risk. Engaging a valuer accredited by the Singapore Property Council will provide professional benchmark data contextualising this property's pricing within its immediate competitive set.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing a second residential property?

If a Singapore Citizen acquires 235 East Coast Road as a second residential property (primary residence being owned separately), they would be liable for Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price. However, this property is classified as commercial rather than residential; commercial acquisitions fall outside residential ABSD legislation entirely. This commercial designation provides a significant tax advantage for investors seeking to diversify away from traditional residential real estate into income-generating commercial assets. Buyers should confirm their intended property classification with their conveyancer prior to exchange, as mixed-use structures may trigger residential ABSD treatment depending on the proportion of residential versus commercial space.

Does the freehold status protect against lease decay and future resale value erosion?

Freehold tenure eliminates lease decay entirely, as the property carries no expiration date and requires no lease renewal or extension. This provides indefinite ownership security and eliminates the long-term capital depreciation that affects leasehold properties as they approach 30, 50, or 99-year thresholds. Unlike residential 99-year leasehold properties that face compounding resale challenges in the final decades of their lease, freehold properties maintain consistent capitalisation rates throughout the ownership horizon. This structural advantage particularly benefits long-term investors and owner-operators, as the property retains uniform financing and valuation characteristics regardless of holding period, supporting confident long-term business planning and eventual exit strategies.

How does proximity to Marine Terrace MRT Station affect demand and capital appreciation potential?

Marine Terrace MRT Station (TE27) serves as a primary transport node for the East Coast precinct, generating consistent daily commuter footfall that benefits adjacent commercial operations. Properties located within ten minutes' walk of MRT stations command sustained demand premiums relative to car-dependent locations, reflecting Singapore's shift toward public transport reliance and the environmental advantages perceived by modern consumers. The station's connectivity to broader MRT lines means that businesses at this location capture not only local neighbourhood customers but also MRT users transferring between lines or exiting the station in search of retail and F&B options. Capital appreciation in transit-adjacent commercial properties typically outpaces car-dependent alternatives, as transport infrastructure investments and intensified surrounding development plans often materialise in MRT-served precincts within five to ten-year horizons.

Is 235 East Coast Road suitable for high-net-worth investors, upgraders, first-time buyers, or business operators?

This property primarily appeals to commercial real estate investors and owner-operator entrepreneurs rather than residential upgraders or first-time residential buyers, as it is classified as commercial rather than residential real estate. High-net-worth investors may view it as a diversification asset providing steady rental income and portfolio risk reduction relative to equity markets or concentrated residential holdings. Business owners seeking to establish permanent physical premises for retail, F&B, professional services, or mixed-use ventures will find the three-storey configuration and shophouse format particularly conducive to operational branding and customer experience management. First-time property investors transitioning from residential focus into commercial real estate will benefit from the established neighbourhood character and lower absolute capital requirements compared to acquiring multi-unit commercial buildings in prime CBD locations.

What financing headroom and debt service capacity should I model for this property purchase?

Commercial property financing typically operates under different parameters than residential mortgages, with banks offering loan-to-value ratios of 60% to 70% for shophouse properties depending on tenant quality, lease stability, and local market conditions. At the asking valuation, prospective buyers should model debt service ratios assuming prudent lending criteria whereby monthly debt obligations remain within 30% of projected gross monthly rental income. The property's location near established retail nodes and MRT connectivity generally supports favourable lending assessments, as banks recognise the sustained tenant demand and capital preservation benefits of transit-adjacent commercial real estate. Buyers are advised to engage commercial mortgage brokers familiar with shophouse financing to model multiple lending scenarios and assess available loan products from major financial institutions serving the commercial property sector.

How do nearby competing shophouse and commercial developments compare to 235 East Coast Road?

The East Coast Road corridor features several comparable shophouse properties ranging from single-storey retail units to four-storey mixed-use developments, each commanding differing rental and capital values based on condition, configuration, and specific location. i12 Katong and Katong Square represent purpose-built modern commercial complexes offering climate-controlled, professionally managed environments with standardised lease terms, contrasting with the flexibility and authenticity of independent shophouse operations. Properties located deeper within residential enclaves may command lower footfall but also lower acquisition costs, whereas East Coast Road's primary thoroughfare position generates premium valuations reflecting consistent pedestrian traffic and transit connectivity. Prospective buyers should conduct detailed comparison shopping across the available inventory, noting that shophouse properties offer individualised character and operational autonomy advantages relative to standardised mall or complex tenancies.

Which floor level or vertical stack configuration offers the best value proposition and operational flexibility?

The three-storey configuration enables flexible vertical zoning: ground-floor retail commanding premium rentals due to street visibility and walk-in accessibility, first-floor office or service-based tenancies benefiting from reduced noise and foot traffic, and upper-level professional services, storage, or administrative functions utilising lower-rent space. Ground-floor commercial space typically achieves rental premiums of 20% to 40% relative to upper levels, reflecting the superior foot traffic and customer attraction characteristics of street-facing exposure. Investors optimising rental yield may consider ground-floor retail leasing to established F&B or retail brands whilst capturing lower rentals from upper-level office tenants, thereby averaging across tenant mixes. Owner-operators may choose to occupy ground-floor retail personally, lease upper levels to professional services tenants, and capture blended returns from operational profits and rental income. The vertical stack structure allows progressive adaptation to market demand without structural modification.

What future supply pipeline or development pressures might affect this property's long-term competitiveness?

The East Coast precinct has experienced gradual densification and modernisation over recent decades, with several aging shophouse clusters undergoing collective sales or conversion to modern mixed-use developments. The Joo Chiat, Marine Parade, and Katong localities continue attracting investor interest as transport connectivity improves and retail demand stabilises within established neighbourhoods. However, planning constraints and heritage considerations limit wholesale replacement of established shophouse clusters, meaning traditional shophouse properties are unlikely to face devastating competition from speculative new development. The Ministry of Urban Development and Singapore's masterplan increasingly emphasises village rejuvenation and lifestyle intensification rather than wholesale commercial redevelopment, suggesting that established shophouse precincts will retain distinct identity and tenant appeal. Long-term investors should monitor public announcements regarding any planned MRT extensions, commercial hubs, or residential intensification within the immediate precinct, as such infrastructure investments typically support sustained capital appreciation.

Commercial At East Coast Road — From S$15M