Type

Units

Min Area

Price Range

Other

355 sqft

S$1.3M – S$1.4M

Property Highlights

Commercial development with 2 units currently available.
Prices currently range from S$1.3M to S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$260K on this acquisition.
Located 4 min (330 m) from TE26 Marine Parade MRT Station.

Price Trends & Rental Yield

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Roxy Square Shopping Centre: East Coast's Premier Retail Destination

Roxy Square Shopping Centre stands as a cornerstone retail development along East Coast Road, one of Singapore's most vibrant commercial and residential thoroughfares. This established shopping centre has cultivated a loyal customer base over decades, drawing foot traffic from both the surrounding residential communities and commuters passing through this dynamic district. The centre's positioning within the East Coast precinct—a region known for its eclectic mix of dining, leisure, and shopping experiences—makes it an attractive proposition for both business operators and property investors seeking exposure to Singapore's resilient retail sector.

The development's strategic location places it within a 4-minute walk of Marine Parade MRT station (TE26), a significant advantage that elevates accessibility and visibility for any tenant-facing business. This proximity to public transport infrastructure ensures a consistent stream of potential customers, whether they are commuters en route to employment hubs or residents making localised shopping trips. The MRT connectivity transforms Roxy Square into a natural convergence point, enhancing its appeal to a diverse range of retail operators and service providers.

Retail Fundamentals and Market Position

The retail landscape within the East Coast corridor has demonstrated steady demand despite broader market cyclicality. Roxy Square's longevity as a shopping destination reflects the underlying strength of its location and the calibre of its tenant mix. Unlike standalone suburban malls, the centre benefits from organic foot traffic generated by the residential density surrounding it and the area's reputation as a lifestyle and entertainment hub. This organic demand provides a stable foundation for retail leasing yields and capital appreciation potential over the medium to long term.

Shop units within the centre typically range from compact spaces suitable for niche retailers, service providers, and food and beverage operators through to larger configurations for anchor tenants or multi-unit operators. Units available start from approximately 366 square feet, making them accessible to emerging entrepreneurs and established retailers seeking satellite locations. This variety in unit size encourages a diverse tenant profile, which in turn supports the overall vibrancy and customer draw of the centre.

Investment Potential and Rental Dynamics

For investors evaluating Roxy Square as an acquisition opportunity, the retail investment thesis hinges on three principal factors: location accessibility via public transport, consistency of foot traffic, and the quality of the tenant covenant. The Marine Parade MRT station proximity directly translates to higher visibility metrics and more consistent shopper volumes throughout operating hours. This accessibility advantage supports stable rental income streams, as retailers occupying space here benefit from reliable customer footfall rather than relying solely on destination appeal.

Rental yields within the retail sector are typically influenced by unit size, positioning within the centre (ground floor versus upper levels), and the nature of the business operated. Smaller units in high-traffic locations command premium rental rates relative to their area, particularly for F&B and convenience-oriented retailers. Investors should assess comparable transaction data for retail units in the East Coast precinct to establish realistic yield expectations, accounting for management fees, property tax, and maintenance costs borne by shop owners within shared developments.

Acquisition Considerations for Property Investors

Singapore citizens acquiring a second residential property, or in this case a commercial retail property, should be aware of tax implications specific to their circumstances. Additional Buyer's Stamp Duty (ABSD) regulations apply to certain property acquisitions by Singapore citizens, with the current rate standing at 20% for a second residential property purchase. Whilst Roxy Square comprises commercial retail units rather than residential flats, prospective buyers should clarify their own tax position with a qualified accountant or conveyancer before proceeding, as ABSD treatment can vary depending on the classification and intended use of the property.

Financing considerations are equally important. Banks typically offer competitive loan facilities for retail property investments, though loan-to-value ratios may be more conservative than for residential acquisitions, particularly if the unit is smaller or located in a secondary shopping centre. Buyers should obtain pre-approval from their preferred lender and factor in the Total Debt Servicing Ratio (TDSR) implications of the proposed purchase, ensuring that rental income projections align with their borrowing capacity and personal financial circumstances.

Competitive Position within East Coast Retail

The East Coast retail market encompasses several competing shopping destinations, each with distinct characteristics and tenant profiles. Roxy Square's established market presence and consistent foot traffic position it favourably against newer entrants, which often struggle to generate comparable shopper density in their early years. The centre's walkability from Marine Parade MRT also provides a competitive moat, particularly for retailers dependent on passing trade and unplanned shopping visits.

Newer retail developments in the broader East Coast and Marine Parade area may offer modern fittings and higher-spec finishes, potentially attracting premium-positioned retailers or luxury brands. However, these newer centres often command higher rental rates and may serve a different demographic than Roxy Square's historically established tenant base. For investors seeking yield rather than capital appreciation through repositioning, the centre's maturity and proven foot-traffic generation present attractive fundamentals relative to speculative newer developments lacking an operational trading history.

Unit Configuration and Operational Suitability

Shop units within Roxy Square are well-suited to a range of operational models, from single-operator independent businesses through to multi-unit retail chains seeking secondary or tertiary locations. The compact sizing of available units—beginning around 366 square feet—makes them particularly attractive for F&B concepts, beauty and wellness services, convenience retail, and specialty retailers serving the local residential community. Ground-floor positioning is typically favourable for any customer-facing business, whilst upper-level units may appeal to office-based service providers such as medical practices, accounting firms, or personal training studios.

The centre's anchor tenants and established mix of complementary retailers create a synergistic environment that supports cross-traffic and repeat visitation. A prospective operator or investor should evaluate which tenant types currently occupy the centre and assess whether their intended business model complements or competes with existing operators. This analysis directly influences revenue projections and the medium-term sustainability of the investment.

Transport Connectivity and Future Development Potential

Marine Parade MRT station (TE26) is a key mobility node serving the eastern corridor of Singapore's metro network. Current and future enhancements to the broader MRT network, including the ongoing expansion of the metro system into adjacent districts, may indirectly enhance foot traffic and accessibility to Roxy Square over the medium term. However, investors should monitor broader urban development plans for the East Coast area, including any proposed shopping centre developments or major residential projects that could shift retailer preference or customer demographics in coming years.

The area's established character as a mixed-use lifestyle destination—with a blend of residential, dining, and entertainment offerings—provides a stable long-term backdrop for retail operations. Unlike purely commercial districts where retail demand is tied to office employment, the East Coast's residential core ensures consistent local demand regardless of broader economic cycles affecting workplace attendance patterns.

Conclusion

Roxy Square Shopping Centre represents a mature, strategically positioned retail asset within one of Singapore's most established commercial and residential corridors. Its proximity to Marine Parade MRT station, consistent foot-traffic generation, and proven track record as a shopping destination make it an attractive acquisition for investors seeking retail exposure with a focus on yield rather than speculative capital gains. Prospective buyers should conduct thorough due diligence on tenant leases, rental rates, and occupancy costs, obtain pre-approval for financing, and seek professional tax advice prior to completing their acquisition.

Frequently Asked Questions

What are typical rental yield expectations for shop units at Roxy Square Shopping Centre?

Rental yields for retail units vary significantly based on unit size, floor position, and the nature of the retail operation, but established shopping centres on major thoroughfares like East Coast Road typically generate gross rental yields between 4% and 6% for well-positioned units. Smaller, ground-floor units occupied by F&B or convenience retailers often command premium rates relative to their area, sometimes exceeding 6% gross yield, whilst upper-level office-style units may yield closer to 3% to 4%. Investors must deduct property tax, management fees, maintenance contributions, and allowances for vacancy to calculate net yield. The presence of the Marine Parade MRT station within walking distance supports consistent foot traffic, which in turn underpins stable rental rates and lower vacancy risk compared to secondary shopping locations.

How does pricing per square foot at Roxy Square compare to other East Coast retail assets?

Retail pricing within the East Coast precinct typically ranges from approximately S$3,500 to S$5,500 per square foot for established shopping centre units, depending on floor position, unit size, and current tenant strength. Roxy Square, as a mature and well-trafficked centre proximate to Marine Parade MRT, commands pricing within the mid-to-upper range of this spectrum due to its proven foot-traffic generation and accessibility. Newer shopping developments in the broader Marine Parade area may command higher psf prices due to modern fittings and premium positioning, whilst smaller neighbourhood shops further from MRT stations typically trade at lower psf values. To establish accurate comparable benchmarks, investors should review recent transaction records from the Land Title Registry for retail units sold within a 500-metre radius of Roxy Square over the past 12 to 18 months, adjusting for differences in unit size, floor level, and tenant covenant quality.

What is the Additional Buyer's Stamp Duty (ABSD) impact for Singapore Citizens purchasing a retail unit at Roxy Square?

Additional Buyer's Stamp Duty regulations depend critically on whether the property is classified as residential or commercial. Roxy Square units are commercial retail properties, which may fall outside the ABSD regime that applies to residential properties. However, Singapore citizens should seek specific advice from a qualified conveyancer or accountant before completing a purchase, as ABSD treatment can vary based on the property's registered classification and the buyer's intended use. For a Singapore citizen acquiring a second residential property, the current ABSD rate is 20%, but since Roxy Square comprises commercial retail units, this rate may not apply. Nevertheless, stamp duty on the purchase contract (the non-ABSD component) will still be payable at standard rates, typically ranging from 1% to 4% of the purchase price depending on the transaction value.

Are there lease tenure or lease decay considerations affecting the long-term value of retail units at Roxy Square?

The lease tenure structure of Roxy Square depends on the underlying land tenure—whether the building sits on freehold or leasehold land—and this critically affects the long-term capital value and resale viability of individual shop units. If Roxy Square is situated on leasehold land with a fixed expiration date, the value of shop units will gradually decline as the lease matures, a phenomenon known as lease decay. Buyers should verify the building's land tenure and the unexpired lease duration (if leasehold) with the Singapore Land Authority or their conveyancer before committing to purchase. A lease with 80+ years remaining typically poses minimal resale risk, but as the lease tail shortens below 60 years, banks may reduce loan-to-value ratios and buyer interest may decline materially. For retail properties with decades remaining on the lease, this is typically not a primary concern, but it becomes critical due diligence for any property investor.

How does proximity to Marine Parade MRT station (TE26) influence capital appreciation and tenant demand?

Proximity to an operational MRT station directly correlates with shopper foot-traffic volume, retailer demand for space, and long-term capital appreciation potential. Marine Parade MRT station (TE26) places Roxy Square within a 4-minute walk, making it genuinely accessible to commuters and residents without requiring private transport or substantial walking effort. This accessibility translates to higher average daily footfall, supporting both rental rate stability and lower vacancy risk. From a capital appreciation perspective, any future enhancement to the broader MRT network—such as new interchange connections or increased service frequency—may indirectly boost demand for retail space near Marine Parade station, supporting appreciation. Conversely, if the East Coast area experiences significant residential declines or if major competing shopping developments open with superior MRT accessibility, demand and rental rates could soften. Real estate investors should monitor both the current transport connectivity and any announced future transport infrastructure projects affecting the broader district.

Is Roxy Square suitable for first-time retail investors, or is it better suited to experienced operators and HNW portfolios?

Roxy Square is accessible to both first-time retail investors and experienced property portfolios, depending on individual investment objectives and risk tolerance. First-time investors with adequate capital and a clear understanding of retail sector dynamics can acquire a smaller unit and lease it to an experienced operator, effectively delegating day-to-day management whilst collecting stable rental income. This approach suits passive investors seeking yield with minimal operational involvement. Experienced retail operators, including multi-unit chains and established hospitality groups, typically view Roxy Square as a secondary or tertiary location complementing their primary flagship outlets, and their established tenant covenants and operational expertise reduce execution risk. High-net-worth investors may view retail units as part of a diversified property portfolio providing yield stability, though retail typically generates lower total returns than residential or office sectors over extended holding periods. First-time buyers should ensure they have adequate capital reserves to cover unexpected maintenance, potential vacancy periods, and should obtain professional tax and financing advice before committing.

What are the TDSR implications and typical financing terms for acquiring a retail unit at Roxy Square?

Total Debt Servicing Ratio (TDSR) regulations apply to retail property acquisitions just as they do to residential purchases, capping total monthly debt servicing at 60% of gross monthly income for most borrowers. At a typical retail unit price of S$1.38 million (for example), a 70% loan-to-value mortgage with a 25-year tenor would result in monthly servicing of approximately S$6,000 to S$7,000, depending on prevailing mortgage rates. This implies the borrower requires a gross monthly income of at least S$10,000 to S$11,700 to satisfy TDSR requirements, though individual banks may impose stricter thresholds. Banks typically offer more conservative loan-to-value ratios for smaller retail units (perhaps 60% to 70%) compared to residential properties, reflecting the narrower pool of alternative buyers and potential redemption challenges if the property becomes difficult to lease. Investors should obtain pre-approval from their preferred lender and factor in both the property acquisition cost and ongoing management fees, maintenance levies, and property tax when assessing total affordability. Rental income generated by the property can offset a portion of TDSR calculations if the tenant lease is formally recognised by the lender.

How does Roxy Square compare to nearby competing shopping developments in the East Coast and Marine Parade area?

The East Coast and Marine Parade district includes several shopping centres competing for retail operators and shopper attention, each with distinct advantages. Roxy Square benefits from its established presence, proven foot-traffic generation, and strong local brand recognition within the neighbourhood, providing stability for both retailers and investors. Newer shopping developments in the broader area may feature modern architecture, higher-specification finishes, and premium positioning targeting upmarket brands, potentially commanding higher rental rates but also serving a narrower demographic. Neighbourhood shopping malls further from MRT stations typically offer lower rental rates but may struggle with consistent shopper volumes, making Roxy Square's MRT proximity a significant competitive advantage. For investors comparing opportunities, consider the competing centre's age, tenant profile, management quality, and MRT distance. Roxy Square's maturity and established customer loyalty often translate to more predictable rental yields than speculative newer developments lacking operational history, though newer centres may offer stronger capital appreciation potential if successfully repositioned toward premium tenants.

Which floor levels and unit stacks at Roxy Square typically offer the best value and rental demand?

Ground-floor retail units universally command premium pricing and rental rates compared to upper-level spaces, typically 20% to 40% higher per square foot due to superior visibility, walk-in traffic accessibility, and suitability for the widest range of retail operators (food and beverage, convenience, beauty). For investors prioritising rental yield and tenant demand, ground-floor units are the optimal choice despite the higher acquisition price, as the premium rental income and lower vacancy risk justify the capital outlay. First or second-level units suitable for office-based service providers (medical, accounting, wellness studios) typically yield 15% to 25% lower rental rates than ground floor but still attract reliable tenant demand, particularly when located near a staircase or lift for easy access. Upper-level units distant from main circulation routes may yield 30% to 50% less than ground floor and attract narrower tenant profiles, making them less liquid on resale. When evaluating Roxy Square units, prioritise ground-floor or prominently-positioned upper-level spaces with direct visibility and accessibility over tucked-away units, as the rental rate and resale value differential substantially outweighs any acquisition cost savings.

What future supply pipeline and district development plans might affect Roxy Square's long-term retail outlook?

The East Coast district is moderately mature with limited land availability for large-scale new shopping centre development, which supports the long-term viability of Roxy Square as an established retail destination. However, investors should monitor any announced urban renewal projects, new residential developments, or transport infrastructure upgrades affecting the broader Marine Parade and East Coast precinct that could shift shopper demographics or create competing retail assets. The Singapore government's broader strategy emphasises infill development and mixed-use intensification in established urban areas, meaning any new retail supply is more likely to emerge through building redevelopment or strategic additions to existing precincts rather than standalone new shopping centres. This supply scarcity actually supports Roxy Square's competitive position and long-term rental rate trajectory. Investors should periodically review the Urban Redevelopment Authority's master plan for the East Coast district and monitor any transport network enhancements (such as improvements to Marine Parade MRT station or new services) that could indirectly boost accessibility and foot traffic. The underlying residential catchment serving Roxy Square is stable and expected to remain so over the 10 to 20-year investment horizon, providing a resilient demand backdrop for retail operations and investment returns.

Shop At Roxy Square Shopping Centre — From S$1.3M