Type

Units

Min Area

Price Range

Other

463 sqft

S$938K – S$14.4M

Type

Units

Min Area

Price Range

Other

94 sqft

S$1,000/mo

Property Highlights

Commercial development with 14 units currently available.
Prices currently range from S$1,000 to S$14.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200 on this acquisition.
93% of current units are for sale, from S$938K; 7% are for rent, from S$1,000/mo.
Located 3 min (250 m) from EW15 Tanjong Pagar MRT Station.

Price Trends & Rental Yield

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International Plaza: A Central Business District Office Investment Opportunity

International Plaza stands as a commercial property option within Singapore's prestigious Central Business District, situated along Anson Road in the heart of the financial quarter. The development offers office units that cater to investors seeking exposure to Singapore's professional real estate market, with proximity to key transport infrastructure and established business amenities. The location within District 2 positions the development in an area characterised by sustained commercial demand and institutional office presence.

Location and Accessibility

The development's position on Anson Road places it within walking distance of Tanjong Pagar MRT station, approximately three minutes on foot or 250 metres away. Tanjong Pagar station (EW15) serves the East-West line, providing direct connectivity across the island and linking to major commercial nodes including Marina Bay, Raffles Place, and Changi Airport via the broader MRT network. This accessibility enhances the appeal of the development for tenants requiring flexible mobility across Singapore and beyond, strengthening the rental proposition for investors.

The immediate environs of Anson Road are characterised by premium office buildings, financial institutions, and professional service firms. The concentration of banking headquarters, law firms, and multinational corporations in this precinct creates sustained demand for quality office space. Anson Road itself forms part of the CBD's inner core, a positioning that historically correlates with resilience in commercial property valuations during market cycles.

Office Investment Profile

International Plaza presents office units marketed as fully fitted and ready for occupation or immediate letting. For investors, the availability of pre-tenanted units carries significance—rental income stream commencement requires no fit-out period or tenant sourcing delays. Units within the development are available with existing tenancy arrangements, providing predictable monthly revenue whilst the investor evaluates longer-term capital appreciation or portfolio strategy.

The office sector in Singapore's CBD continues to experience structural demand drivers including business expansion, company relocation, and multinational operation consolidation. Office investment appeals to a spectrum of buyer profiles, from owner-occupiers expanding operational footprints to portfolio investors seeking diversified commercial exposure. The Central Business District's regulatory protection and zoning stability provide a durable investment framework for commercial property owners.

Financial Considerations for Buyers

Prospective purchasers of office units should factor several financial obligations beyond the purchase price. Quarterly maintenance fees represent an ongoing operational cost, typically ranging in the mid-four-figure sum depending on unit size and facility scope. Annual property tax obligations are assessed on the rental income or estimated rental value, forming another cost element integral to the investment return calculation. When evaluating net rental yield and cash-flow sustainability, investors must account for these recurring charges alongside mortgage servicing costs and any capital works contributions.

For Singapore Citizens purchasing a second property, Additional Buyer's Stamp Duty at 20% applies to the purchase price, increasing the total acquisition cost materially. This duty significantly impacts the investment thesis and should be incorporated into yield modelling and break-even analysis. First-time property buyers are exempt from ABSD, presenting a comparative advantage in acquisition economics, whilst non-citizens face alternative duty structures under existing regulations.

Market Context and Investment Demand

The CBD office market remains anchored by institutional demand from banking, professional services, and corporate headquarters operations. Rental rates in the Anson Road precinct historically command premium pricing relative to decentralised office nodes, reflecting the value placed by tenants on CBD location, transport connectivity, and corporate prestige. Investors in this segment should anticipate that rental growth tracks broader CBD market dynamics, influenced by Singapore's economic performance, financial sector health, and regional business sentiment.

Capital appreciation in CBD office property has historically been driven by income growth, limited supply within the prime core, and sustained institutional demand. However, like all real estate investments, office property carries sector-specific risks including economic slowdown, remote working trends, and structural changes in corporate space utilisation. A rigorous due diligence process examining tenant quality, lease terms, and exit liquidity remains essential for prudent investment decision-making.

Suitability Across Buyer Segments

High-net-worth individuals frequently deploy capital into CBD office property as part of diversified real estate portfolios, recognising the defensive characteristics and institutional-quality tenant base typical of this segment. Corporate users and owner-occupiers benefit from prestige location and operational synergies when consolidating office operations within the CBD core. Property investors prioritising rental income and capital preservation find the pre-tenanted units particularly attractive, as they deliver immediate cash flow with established tenant relationships.

First-time property buyers entering the commercial real estate market may find office investment requires different analytical frameworks than residential property—tenant strength, lease terms, and commercial cash flow assume heightened importance. The exemption from ABSD for first-time purchasers of any property type creates a comparative advantage, though commercial property financing and lease structures warrant specialist advice.

Development Overview

International Plaza comprises office space within an established commercial building serving the CBD market. The development's infrastructure, facilities, and operational management reflect the standards required to serve professional tenants and maintain competitiveness within the premium office segment. Building-level amenities support tenant retention and workspace attractiveness, factors that influence both occupancy rates and rental rate sustainment.

Units within the development are marketed at various price points depending on floor location, unit size, and specific configuration. Pricing is typically expressed on a per-square-foot basis for commercial property, allowing investors to benchmark against comparable transactions and assess value relative to market indicators. The development's position within the CBD inner core maintains relevance to valuation, as this location category continues to command pricing premiums relative to decentralised or secondary locations.

Investment Execution and Next Steps

Prospective investors should undertake comprehensive due diligence encompassing tenant lease documentation, building management quality, financial performance of comparable assets, and professional valuation. Financing options for commercial property differ from residential lending, with banks typically requiring higher equity contributions and assessing loan serviceability based on rental income multiples. Engaging legal and tax advice prior to purchase clarifies the implications of ABSD, tax treatment of rental income, and optimal ownership structuring.

The office investment opportunity at International Plaza appeals to disciplined investors with medium- to long-term holding horizons, an appreciation for CBD location fundamentals, and capacity to manage commercial property obligations. The combination of established location, pre-tenanted availability, and professional real estate market positioning creates a coherent investment proposition for those seeking exposure to Singapore's premium office sector.

Frequently Asked Questions

What rental yield can I expect from purchasing an office unit at International Plaza?

Rental yield on CBD office property is typically calculated on a gross annual rental basis divided by purchase price. At International Plaza, investors benefit from pre-tenanted units with established monthly rental streams, allowing straightforward yield modelling without tenant sourcing delays. The absolute yield depends on the specific unit's purchase price and current tenancy rate; however, CBD office properties generally deliver net yields in the 3–4% range after accounting for maintenance fees, property tax, and potential vacancy periods. Investors must deduct recurring operational costs including quarterly maintenance charges and annual property tax obligations to calculate net yield accurately. Yield sustainability is further influenced by tenant creditworthiness, lease renewal prospects, and broader CBD market rental trends, making lease documentation review essential to investment analysis.

How does International Plaza's pricing per square foot compare to recent CBD office transactions?

Commercial property valuation in the CBD is predominantly expressed on a per-square-foot or per-square-metre basis, allowing direct comparison across properties. International Plaza's positioning on Anson Road places it within the CBD's inner core, a location category that historically commands pricing premiums—typically 15–25% above secondary CBD locations or decentralised business parks. Recent transactions in comparable buildings within the immediate Anson Road precinct establish market benchmarks that contextualise acquisition cost relative to location, building quality, and tenant profile. To assess whether specific units represent fair value, investors should obtain recent sales comparables from professional valuers and cross-reference against the wider Raffles Place and Marina Bay office submarket. Building condition, amenity offering, and management quality also influence per-square-foot pricing, making a detailed inspection and valuation essential to due diligence.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing a second property?

Singapore Citizens purchasing a second property incur Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a S$1,800,000 acquisition, ABSD would amount to S$360,000, materially increasing total acquisition cost and impacting investment return calculations. This duty is payable within 14 days of the option being exercised and represents a non-recoverable cost that reduces net proceeds or requires increased capital deployment to achieve equivalent leverage or loan-to-value ratios. ABSD is calculated and paid in addition to standard Buyer's Stamp Duty and legal fees, making it critical to model into the full transaction cost before committing to purchase. First-time property buyers are exempt from ABSD, and foreign nationals face alternative duty structures; investors must clarify their specific circumstances with a legal advisor to quantify total acquisition costs accurately.

Does International Plaza's office lease structure affect long-term property value and resale prospects?

Office units at International Plaza are held under standard Singapore leasehold tenure (typically 999 years or 99 years depending on the underlying land grant structure), which differs from residential leasehold decay dynamics. Commercial properties do not experience the same value diminishment as residential leaseholds when approaching final years, as institutional investors and corporate tenants value commercial properties on income yield and location rather than remaining lease duration. However, clarity on the specific lease tenure—whether 99 years or 999 years—is essential to understand the building's remaining economic lifespan and potential refinancing or refinancing implications. Prospective investors should obtain title documentation specifying lease tenure and any related restrictions, as this affects institutional lendability and future investor appeal. A 99-year lease typically requires active management and potential trigger points for collective upgrading, whereas 999-year tenure provides greater long-term certainty for professional investors and institutions.

How does proximity to Tanjong Pagar MRT station influence tenant demand and capital appreciation?

Tanjong Pagar MRT station (EW15) represents one of Singapore's most utilised transport nodes, serving a catchment of approximately 10 million daily commuter journeys across the East-West line. Proximity to the station—three minutes' walk from International Plaza—provides tenants and their employees with exceptional connectivity to Singapore's entire transport network, including interchange nodes at Changi Airport, Marina Bay, and the broader CBD. Employers prioritise MRT-adjacent office locations as they enhance employee recruitment, retention, and mobility flexibility, translating to tenant stickiness and rental rate resilience. Capital appreciation in CBD office property is supported by transport connectivity as a primary amenity; properties within immediate walking distance of major MRT stations consistently command pricing premiums and experience stronger leasing velocity during tenant acquisition cycles. The structural importance of Tanjong Pagar station to Singapore's financial district ensures that transport proximity remains a durable value driver throughout the property's ownership period.

Is International Plaza suitable for first-time property investors, or should I be an experienced buyer?

Commercial office investment requires different analytical frameworks compared to residential property, as it emphasises tenant quality, lease terms, rental income stability, and commercial real estate financing mechanics. First-time property buyers can participate in office investment at International Plaza, particularly if they secure professional advisory support from commercial property agents and legal counsel experienced in office transactions; the exemption from ABSD for first-time purchasers provides a meaningful cost advantage relative to subsequent residential purchases. However, the investment thesis demands rigorous due diligence on tenant creditworthiness, lease documentation review, and cash-flow modelling—elements that benefit from specialist knowledge. Owner-occupiers establishing their first corporate office may find the fully fitted specification and CBD location particularly attractive, whilst investor-focused first-timers should carefully model yield sustainability against financing costs and ensure adequate cash reserves for potential vacancy periods or major maintenance contributions. Engaging professional advisors to guide tenant lease review and commercial property financing is strongly recommended for first-time buyers in this segment.

What TDSR and financing headroom should I model for office purchases at International Plaza's price level?

Total Debt Service Ratio (TDSR) caps for commercial property borrowing are typically 60% for income-generating investment properties, compared to residential TDSR ceilings of 55%. For a S$1,800,000 office purchase with 20–25% down payment (typical for commercial lending), the requisite loan of approximately S$1,350,000–S$1,440,000 requires sufficient monthly income to service the debt whilst maintaining acceptable TDSR ratios. Banks assess commercial property loans using the income yield method, calculating loan serviceability against rental income rather than salary alone; a property generating S$5,900 monthly rent (S$70,800 annually) provides the primary repayment source, supplemented by personal income to maintain TDSR compliance. At 3.5–4.5% current interest rates typical for commercial mortgages, annual debt servicing costs approximate S$47,000–S$65,000, requiring total monthly income of approximately S$10,000–S$12,000 from combined property rental and personal earnings to satisfy TDSR requirements. Prospective buyers should obtain pre-approval from their preferred lender prior to committing to purchase, as commercial property financing varies across institutions and requires robust income documentation and financial resilience modelling.

How does International Plaza compare to competing office developments in the same CBD precinct?

International Plaza competes within the established Anson Road and broader Marina Bay office submarkets, where competing buildings include premier developments and other Grade-A office stock within the CBD inner core. Key competitive metrics include per-square-foot rental rates, building amenity quality, tenant demographic composition, and management excellence; International Plaza's tenanted units positioning provides immediate rental income relative to vacant competing stock, creating a comparative advantage for yield-focused investors. Competing buildings in the precinct may offer architectural prestige, enhanced amenity offerings, or stronger multinational tenant concentration, factors that influence tenant preference and achievable rental rates—direct market research and recent leasing comparables are essential to contextualise competitive positioning. Location on Anson Road itself remains among Singapore's most sought CBD precincts due to the concentration of banking headquarters and financial institutions; this location advantage is reflected in rental rates and capital value sustainability. A comparative analysis of multiple properties within the Tanjong Pagar station catchment and Marina Bay area helps prospective buyers assess whether International Plaza offers optimal value relative to competing options at equivalent price points.

Are upper floors or lower floors at International Plaza typically better value for office investors?

Office property floor preference is influenced by multiple factors including natural light, views, column-free space configuration, and tenant-specific operational requirements; middle to upper floors typically command modest rental premiums relative to ground or lower levels due to natural light and perceived prestige, though premiums are modest compared to residential property floor effects. Lower-floor units at International Plaza may offer superior value for investors prioritising yield optimisation, as they typically command discounted acquisition prices reflecting marginal tenant preference differences, whilst maintaining comparable rental income potential. Ground and first-floor units occasionally serve alternative commercial purposes (retail, hospitality, banking facilities), commanding different tenancy profiles and potentially higher-footfall-dependent rental rates. For investors focused on income generation rather than tenant appeal or corporate status, mid-to-lower-floor office units often deliver superior capital efficiency—the price discount typically exceeds the rental rate reduction, generating relatively better yield metrics. A detailed assessment of specific available units, accounting for actual floor configuration, ceiling heights, amenity access, and current tenant base across different floors, supports optimal unit selection aligned with individual investment objectives.

What is the future office supply pipeline in District 2, and how might it affect investment returns?

District 2, encompassing the CBD and Marina Bay, remains Singapore's primary office development pipeline due to strong institutional demand and limited redevelopment opportunities within established precincts. Recent and pipeline supply includes developments near Marina Bay MRT and along the Raffles Place–Anson Road corridor, creating competitive pressure on rental rates and tenant concentration patterns. However, the structural demand for CBD office space from Singapore's financial services sector, multinational regional headquarters, and professional services firms remains robust—gross office take-up regularly exceeds 1 million square feet annually, indicating sustained tenant demand despite pipeline additions. New supply typically targets the Marina Bay fringe and secondary CBD locations rather than the Anson Road inner core where International Plaza is positioned, suggesting limited direct competitive threat to established buildings in this micromarket. Long-term rental rate growth in the CBD is driven by economic expansion, international business activity, and limited supply within the premium inner-core precinct; whilst future supply may moderate vacancy rates across the broader district, International Plaza's CBD-core positioning and established tenant base provide relative insulation from secondary location competitive pressures. Investors should monitor overall CBD market metrics and pipeline announcements, but the strategic positioning within Anson Road maintains appeal regardless of broader district supply dynamics.

Office At 10 Anson Road — From S$1,000