Type

Units

Min Area

Price Range

Other

4898 sqft

S$20M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$20M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$4M on this acquisition.
Freehold.
Located 7 min (580 m) from EW11 Lavender 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.

75 Maude Road: A Freehold Commercial Shophouse in the Heart of Lavender

75 Maude Road stands as a distinguished freehold commercial shophouse positioned in one of Singapore's most vibrant business districts. Spanning 4,898 square feet, this property presents a rare opportunity for investors, entrepreneurs, and business owners seeking a substantial, strategically located commercial asset with no lease expiry concerns. The freehold tenure ensures perpetual ownership and eliminates the risk of lease decay that typically affects leasehold properties as they age.

The shophouse is presented in bare condition, a feature that appeals to discerning investors who wish to execute a tailored renovation strategy aligned with their specific business model or tenant requirements. Rather than inheriting dated fixtures or layouts, purchasers enjoy a blank canvas upon which to impose modern design standards, operational efficiencies, and aesthetic branding that maximise both occupancy appeal and rental yield potential.

Location and Accessibility

Situated in the Lavender precinct, 75 Maude Road benefits from exceptional proximity to EW11 Lavender MRT Station, located approximately 580 metres away—a comfortable 7-minute walk. This strategic positioning ensures seamless connectivity for staff, clients, and delivery logistics, particularly important for retail, food and beverage, professional services, and light industrial uses. The Lavender station's position on the East-West Line provides direct linkage to business hubs across Singapore, from Changi Airport in the east to Boon Lay and beyond, supporting both commuter footfall and broader market accessibility.

The surrounding Lavender neighbourhood has emerged as a mixed-use commercial and residential corridor with growing demand for quality retail and office space. The presence of nearby amenities, residential developments, and transport infrastructure has sustained rental enquiries and capital appreciation throughout market cycles, making it an attractive anchor point for long-term commercial investors.

Investment Profile and Commercial Potential

The bare condition of the shophouse opens multiple commercial pathways: retail showrooms, food and beverage establishments, professional services (accounting, law, consulting), beauty and wellness facilities, or specialist services that command premium rents in accessible urban locations. The 4,898 square foot footprint offers sufficient scale for standalone operations or flexible subdivision to accommodate multiple smaller tenants, diversifying income streams and reducing vacancy risk.

Freehold tenure removes a critical risk vector that affects leasehold properties: lease decay. Unlike leasehold shophouses that face declining values and refinancing challenges as their lease term contracts—particularly below 70 years—freehold properties maintain intrinsic value indefinitely, providing investors with confidence in long-term capital preservation and appreciation. This structural advantage is especially valuable for commercial properties, where lenders and tenants increasingly scrutinise lease tenure as a credit and operational concern.

Immediate possession capability allows investors to commence renovation works or tenant marketing without regulatory delays, accelerating the path to first rental receipt or operational commencement. This speed to market is often decisive in competitive commercial leasing environments where quality fit-out and rapid occupancy capture market share from slower competitors.

Market Context and Capital Appreciation

The Lavender precinct has experienced sustained commercial interest driven by its position at the intersection of residential growth corridors and established business zones. Recent infrastructure investment, including upgrades to the surrounding road network and public transport facilities, has reinforced the area's accessibility and tenant demand profile. For investors purchasing at current market rates, the combination of freehold security, strategic MRT proximity, and proven commercial demand creates a robust platform for both rental yield generation and capital appreciation over medium to long-term holding periods.

Commercial property values in accessible MRT-adjacent precincts like Lavender have historically benefited from the scarcity premium applied to quality freehold space, supply constraints in the district, and sustained occupier demand across economic cycles. Purchasers should view this acquisition not merely as a transactional purchase but as a generational commercial asset with minimal expiry risk.

Financing and Buyer Considerations

Commercial property financing typically operates on different parameters than residential acquisitions. Banks and specialist lenders generally require stronger income documentation from tenants or operators, but often extend more generous loan-to-value ratios for freehold properties in prime locations. Professional advisers should be engaged to model financing scenarios, particularly where the property is purchased as an investment asset for lease-back to a third party operator.

For owner-operators establishing a business presence, the 4,898 square foot space provides ample room for operational growth and client engagement without requiring relocation within the near term, a valuable stability factor for service-based and retail businesses where customer familiarity with location drives loyalty and repeat business.

The freehold shophouse format at 75 Maude Road represents an increasingly scarce asset class in central Singapore. Combined with its bare condition, strategic Lavender location, and immediate possession capability, it appeals to a defined but significant cohort of investors and business operators seeking institutional-quality commercial real estate with long-term value security and flexibility. Early enquiry is recommended given the competitive nature of freehold commercial opportunities in established, MRT-proximate districts.

Frequently Asked Questions

What rental yield can be expected from 75 Maude Road if purchased as an investment property?

Rental yields for commercial shophouses in the Lavender precinct typically range between 3% and 5% gross annually, depending on the specific tenant profile, lease length, and fit-out quality. A bare shophouse of this calibre, once renovated to modern standards and leased to an established F&B operator, professional services firm, or retail tenant, frequently achieves yields toward the upper end of this range given the strategic MRT proximity and proven neighbourhood demand. Yields will ultimately depend on the quality of the tenant secured, the lease terms negotiated, and the capital invested in fit-out; owner-operators willing to invest in premium finishes and strategic positioning often achieve higher rental returns than those offering minimal amenities. Investors should engage commercial agents to obtain recent comparable lettings within the Lavender and surrounding precincts to establish realistic yield assumptions aligned with their target tenant profile and investment timeline.

How does the per-square-foot pricing of 75 Maude Road compare to recent shophouse transactions in Lavender and nearby districts?

Commercial shophouse pricing in central Singapore, particularly freehold properties near major MRT stations, has appreciated steadily over the past decade, with per-square-foot values in accessible precincts like Lavender typically ranging from S$4,000 to S$5,500 psf depending on condition, lease tenure, and specific location within the precinct. At S$20,000,000 for 4,898 sqft, 75 Maude Road reflects a per-sqft cost of approximately S$4,085, positioning it competitively within recent market transactions for bare or partially renovated freehold shophouses in this location. Prospective purchasers should obtain recent sales data from commercial property advisers for floor-by-floor and district-wide comparables to validate pricing relative to overall market movement and similar asset quality. The freehold tenure, bare condition flexibility, and immediate possession capability often command a modest premium over leasehold or encumbered properties, so direct like-for-like comparison requires adjustment for these tenure and condition factors.

What is the Additional Buyer's Stamp Duty (ABSD) impact for a Singapore Citizen purchasing 75 Maude Road as a second property?

Singapore Citizens purchasing 75 Maude Road as a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. This duty applies in addition to standard Buyer's Stamp Duty and should be factored into total acquisition costs; for a S$20,000,000 purchase, ABSD would total S$4,000,000, substantially increasing the effective cost of capital. It is important to note that ABSD treatment of commercial shophouses may differ from residential properties depending on the Inland Revenue Authority of Singapore's classification of the specific property; specialist tax and legal advice is essential prior to purchase to confirm ABSD applicability and total stamp duty exposure. Purchasers considering this property as an investment asset should engage a tax adviser to explore structuring options, such as corporate ownership or partnership arrangements, that may optimise the overall tax treatment of the acquisition and future rental income.

Does 75 Maude Road face lease decay risk, and how might this affect long-term resale value?

Because 75 Maude Road is held on freehold tenure, it is entirely free from lease decay risk. Unlike leasehold properties, which gradually decline in value as the remaining lease term contracts—and which face increasing refinancing and tenancy challenges below 70 years—freehold properties maintain their intrinsic value indefinitely and are not subject to the temporal depreciation that erodes leasehold assets. This structural advantage is particularly valuable for commercial properties, where institutional investors, refinancing lenders, and end-users increasingly view leasehold tenure as a material credit and operational constraint. A freehold shophouse at 75 Maude Road will therefore maintain stable long-term resale value and marketability across market cycles, with appreciation driven primarily by neighbourhood demand, supply scarcity, and broader commercial real estate market movements rather than being undermined by lease expiry mechanics.

How does proximity to Lavender MRT Station affect tenant demand and capital appreciation at 75 Maude Road?

Proximity to EW11 Lavender MRT Station, located approximately 580 metres away, significantly enhances both occupier demand and capital appreciation trajectory for 75 Maude Road. Retail and food and beverage tenants specifically seek MRT-adjacent locations to benefit from commuter footfall, parking-independent accessibility, and reduced client transport friction, typically paying premium rents for such positioning. The Lavender station's position on the East-West Line provides direct access to major employment and residential nodes across Singapore, amplifying the property's appeal to service professionals, delivery-dependent businesses, and retail operators targeting transit-oriented customer bases. Historically, commercial properties within 10-minute walk of major MRT stations in Singapore have outperformed those requiring longer commute times, with investors recognising the correlation between transit accessibility and rental demand consistency. The strategic Lavender location thus positions 75 Maude Road advantageously for both immediate tenant attraction and long-term capital appreciation as the precinct continues to densify and commercial demand concentrates around accessible transport nodes.

Which buyer profiles are best suited to 75 Maude Road: owner-operators, institutional investors, or high-net-worth individuals?

75 Maude Road appeals across multiple buyer profiles, each recognising distinct value propositions. Owner-operators seeking to establish or relocate an established F&B, retail, or professional services business benefit from the 4,898 sqft scale, immediate possession, and strategic Lavender location, which support customer accessibility and operational growth without near-term relocation risk. Institutional investors and real estate funds view the freehold tenure, MRT proximity, and established commercial demand as attributes supporting stable long-term rental income and capital appreciation, particularly if the bare condition allows fit-out aligned with institutional-grade tenant requirements. High-net-worth individuals seeking diversified commercial property exposure, alternative to pure financial asset allocation, or direct business investment similarly find value in the asset's scale, tenure security, and income-generation capability. Prospective purchasers should undertake personalised due diligence aligned with their intended use—owner-operator vs. pure investment—as this materially affects valuation assumptions, financing structures, and expected return profiles.

What are the typical Total Debt Service Ratio (TDSR) and financing headroom implications for buyers at this price point?

Financing a S$20,000,000 commercial property acquisition typically requires securing a loan of 60% to 70% of the purchase price (S$12,000,000 to S$14,000,000), depending on the borrower's income profile, credit history, and the lender's assessment of the property's income-generating capacity and security value. TDSR limits, which cap monthly debt repayment at 60% of gross monthly income for most borrowers, mean that a buyer financing this acquisition would need to demonstrate monthly gross income of approximately S$20,000 to S$23,000 (S$240,000 to S$276,000 annual) to satisfy standard lending criteria, assuming a 25-year loan tenure at prevailing interest rates and without other material outstanding debts. For investment purchases specifically, some specialist lenders permit debt servicing calculations based on the property's expected rental income rather than the borrower's personal income, which materially improves financing feasibility for investors purchasing this asset type as a pure yield investment. Prospective purchasers are strongly advised to obtain pre-approval from a bank or mortgage broker prior to making an offer, as financing headroom varies significantly based on individual circumstances, interest rate environment, and lender appetite for commercial property mortgages.

How does 75 Maude Road compare to competing shophouse offerings in nearby Geylang, Joo Chiat, or Katong precincts?

Neighbouring precincts including Geylang, Joo Chiat, and Katong similarly offer freehold and leasehold shophouse opportunities, each with distinct market positioning and pricing dynamics. Geylang shophouses, while often offered at slightly lower per-sqft costs, frequently carry heritage restrictions, conservation status complications, and narrower tenant acceptance due to zoning limitations; Lavender properties by contrast enjoy less encumbrance and broader commercial flexibility. Joo Chiat and Katong shophouses, positioned in premium residential and retail corridors, often command higher per-sqft premiums but may face greater tenant turnover and seasonal demand volatility due to their leisure-focused positioning. 75 Maude Road's positioning in Lavender offers a balanced profile: superior MRT accessibility compared to some Katong locations, fewer heritage or conservation restrictions versus Geylang, and strong underlying commercial tenant demand without the extreme seasonality affecting Joo Chiat's nightlife-dependent retail spaces. Prospective purchasers should conduct granular neighbourhood comparison including recent lettings, tenant profile diversity, and capital appreciation trends to determine whether Lavender's risk-return profile aligns with their specific investment thesis and operational requirements versus adjacent precincts.

Are specific floor levels or unit stack positions within 75 Maude Road preferable from a value and tenancy perspective?

For a standalone shophouse property like 75 Maude Road, the distinction between ground floor and upper floors carries material implications for both tenant type and rental command. Ground floor or lower levels typically attract retail, F&B, and service tenants willing to pay premium rents to access street-level pedestrian traffic and customer visibility; these spaces command 15% to 30% rental premiums over upper floors in established commercial precincts. Upper floors traditionally suit office, professional services, and back-office operations less dependent on walk-in foot traffic, commanding slightly lower rents but often attracting longer-lease, financially stable tenants (legal practices, accounting firms, corporate administrative functions). The 4,898 sqft scale and bare condition of 75 Maude Road should be evaluated in conjunction with its specific vertical configuration; if the property comprises a single expansive floor accessible directly from Maude Road with street-level visibility, it will likely achieve higher rental values and faster lease capture than a multi-storey configuration requiring tenant vertical distribution. Prospective purchasers should request detailed architectural and floor plans, assess the ease of partitioning if multi-tenancy is intended, and consider whether the property's vertical configuration aligns with their target tenant profiles and revenue optimisation strategy.

What is the future supply pipeline for commercial shophouses in the Lavender district, and how might new supply affect capital appreciation?

The Lavender precinct, encompassing areas near EW11 Lavender MRT Station, has experienced limited new freehold shophouse supply in recent years, as most urban redevelopment efforts focus on higher-density residential and mixed-use projects rather than standalone commercial buildings. The scarcity of freehold commercial shophouse inventory in Singapore's central precincts has historically supported capital appreciation and rental growth, as institutional investors, owner-operators, and real estate funds compete for a diminishing pool of quality commercial space near major MRT nodes. However, planners should monitor Urban Redevelopment Authority (URA) Master Plan updates and zoning announcements affecting the broader Lavender and surrounding precinct, as significant new supply in adjacent areas could theoretically dampen rental growth or capital appreciation if substantial alternative commercial space becomes available. The medium-term outlook for commercial property in Lavender remains constructive given the precinct's proven tenant demand, established business clusters, and limited new freehold supply coming to market. Purchasers acquiring 75 Maude Road should view the property as a long-term strategic holding benefiting from supply scarcity and sustained occupier demand, with the freehold tenure providing downside protection against market cyclicality.

Commercial At Maude Road — From S$20M