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: Prime CBD Office Investment in the Heart of Singapore's Financial District

International Plaza stands as a distinguished commercial address within Singapore's most prestigious business nucleus. Situated at 10 Anson Road, this development commands attention from both owner-occupiers and seasoned property investors seeking exposure to the city's thriving central business district. The project's strategic positioning places it at the confluence of legacy finance hubs and emerging mixed-use precincts, making it an increasingly compelling prospect for those evaluating office investment opportunities in prime urban real estate.

The development's location represents a masterclass in commercial accessibility. A brisk three-minute walk connects occupants to Tanjong Pagar MRT Station on the East-West Line, one of Singapore's most heavily trafficked transit corridors linking the CBD to residential zones across the island's eastern and western sectors. Beyond current infrastructure, the forthcoming Prince Edward MRT Station on the Circle Line will introduce an additional layer of connectivity, further enhancing the precinct's appeal to both tenants and prospective buyers. This confluence of existing and pipeline transport infrastructure translates into sustained demand dynamics and resilient capital appreciation trajectories for properties at International Plaza.

The immediate neighbourhood pulses with activity that extends well beyond traditional office hours. A mere eight-minute walk places occupants within striking distance of Maxwell Food Centre and Amoy Street Food Centre, two of Singapore's most beloved culinary destinations, where generations of locals queue for legendary hawker fare. This gastronomic proximity carries genuine economic weight: properties positioned near vibrant dining precincts tend to command stronger tenant retention metrics and more resilient leasing velocity, as occupants value the seamless integration of workplace and lifestyle amenities. The broader Anson Road precinct has undergone substantial evolution over the past decade, with independent restaurants, specialty cafés, and boutique F&B establishments proliferating alongside traditional office users.

Strategic Positioning Within Singapore's Evolving Waterfront Landscape

International Plaza's adjacency to the Greater Southern Waterfront represents perhaps the most significant long-term value driver for investors evaluating this address. This transformational urban renewal initiative, spanning over 900 hectares across the city's southern coastline, is catalysing a fundamental reimagining of Singapore's relationship with its waterfront. Residential precincts, mixed-use village environments, and recreational corridors are emerging incrementally, attracting younger demographics and high-net-worth individuals seeking vibrant urban living arrangements. For commercial property owners at International Plaza, this proximity confers meaningful optionality: should district demographics and tenant profiles shift toward creative industries, boutique financial services, or lifestyle-oriented businesses over the planning horizon, the development's positioning enables seamless integration with the broader waterfront renaissance.

The office market within the CBD has historically demonstrated remarkable resilience relative to other commercial segments. Unlike retail spaces, which remain vulnerable to e-commerce headwinds, or industrial facilities constrained by geographic limitations, CBD office stock benefits from sustained institutional and financial services demand, coupled with persistent scarcity value in a land-constrained city-state. International Plaza's unit sizes—typically ranging from compact 474 square feet configurations upward—cater specifically to the boutique office, professional services, and specialised financial advisory segments that have proliferated in recent years. These buyer cohorts demonstrate pronounced stickiness and are less susceptible to cyclical economic downturns than larger corporate occupiers.

Investment Fundamentals and Buyer Profiles

The pricing spectrum at International Plaza—anchored around the S$938,000 entry point—positions the development squarely within the acquisition range of multiple investor archetypes. First-time commercial property buyers seeking CBD exposure without the capital requirement of larger floor plates gravitate toward this price band, particularly when considering potential rental yields. Experienced investors viewing the property as a component of diversified real estate portfolios appreciate the development's liquidity characteristics and the relative ease of securing tenant interest in a precinct with established demand fundamentals.

High-net-worth owner-occupiers, particularly those operating legal practices, accounting firms, or boutique financial advisory businesses, frequently view office acquisition at International Plaza as a strategic alternative to indefinite leasing arrangements. The psychological and financial benefits of ownership—elimination of annual rental escalation vectors, equity accumulation, and balance-sheet alignment—often justify the acquisition decision even where lease payments appear competitive on a cash-flow basis. Over a ten to fifteen-year holding horizon, the compounding effect of avoided rental inflation and potential capital appreciation typically validates owner-occupation strategies in prime CBD precincts.

Upgraders transitioning from smaller office spaces, or entrepreneurs formalising their professional setup within a prestigious address, represent a third cohort drawn to International Plaza. The development's diverse unit configurations support this transition narrative, permitting occupants to grow into larger spaces over time should business expansion occur, whilst maintaining proximity to the transport and gastronomic ecosystem that anchors the address's appeal.

Market Positioning and Competitive Landscape

International Plaza's pricing trajectory reflects the CBD office market's current equilibrium between institutional capital seeking trophy assets and individual investors pursuing yield-generating opportunities at mid-market price points. Comparable buildings within the Anson Road and Tanjong Pagar precinct have demonstrated transaction velocities suggesting sustained appetite for well-positioned, competitively priced office stock. The development's advantage lies not in novelty—the CBD office market is mature and competed intensely—but rather in the combination of accessible entry pricing, exceptional transport connectivity, and positioning within a precinct undergoing meaningful qualitative evolution.

The broader Anson Road precinct functions as a secondary CBD micromarket, distinct in character from the ultra-premium One Marina Boulevard or Three Marina Boulevard properties that command headline transaction volumes. However, this positioning confers distinct advantages for investors seeking capital appreciation without the concentration risk inherent in trophy-asset holdings. Properties at International Plaza attract a more diverse tenant base, exhibit broader appeal across professional services verticals, and demonstrate greater resilience across economic cycles due to their accessibility to middle-market professional services firms rather than purely institutional tenants.

Forward-Looking Value Drivers

The confluence of three distinct value drivers—transport infrastructure maturation through the Prince Edward MRT opening, waterfront precinct redevelopment, and the CBD office market's long-cycle recovery trajectory—positions International Plaza within an environment of constructive fundamentals. Investors evaluating entry points should recognise that the current pricing environment reflects a moment of equilibrium rather than distressed conditions, suggesting limited dramatic appreciation in the near term, but robust foundations for steady capital accumulation and rental yield realisation across the medium to longer term.

For buyers evaluating office investment within Singapore's commercial real estate landscape, International Plaza merits serious consideration. The development's combination of locational excellence, pricing accessibility, and positioning within an evolving precinct creates a compelling profile for those prepared to commit capital to CBD office exposure.

Frequently Asked Questions

What rental yield can typical investors expect from an office unit at International Plaza?

Rental yields for CBD office stock at International Plaza's price points typically range between 3% and 4.5% gross, depending on specific unit configuration, floor level, and lease tenure. The development's positioning within the Anson Road secondary CBD micromarket attracts professional services occupants willing to pay premium rents for convenient transport access and prestige address value. However, actual achieved yields depend heavily on market conditions at the time of acquisition, tenant quality, and lease term structure. Investors should model conservative 3.5% assumptions for financial planning purposes, whilst recognising that specialised offices or units suited to niche professional services may command stronger rental demand and pricing power. The CBD office market's current recovery trajectory suggests improving rental fundamentals over the medium term, though cyclical pressures remain an important consideration for long-term yield planning.

How does the price per square foot at International Plaza compare to recent Tanjong Pagar and Anson Road transactions?

The current pricing at International Plaza, anchored around S$938,000 for a 474 square foot unit, equates to approximately S$1,978 per square foot, positioning the development within the competitive midpoint of Tanjong Pagar secondary market transactions. Recent comparable sales on Anson Road and immediately adjacent addresses have demonstrated psf pricing ranging between S$1,800 and S$2,150, reflecting variation based on floor level, unit orientation, and specific building amenities. International Plaza's positioning at the lower-to-middle band of this range reflects its secondary CBD classification relative to trophy addresses, whilst maintaining premium positioning relative to fringe CBD or business park alternatives. Investors comparing value should recognise that psf metrics are meaningful guides, but unit-specific factors—corner positions, higher floors, proximity to lift lobbies—introduce meaningful variance around these averages. The consistency of psf pricing across recent Tanjong Pagar transactions suggests stable market equilibrium rather than distressed pricing or speculative bubbles.

What are the ABSD implications for a Singapore Citizen purchasing a second office unit at International Plaza?

A Singapore Citizen acquiring an office unit as a second residential property would be subject to Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, applying to acquisitions after the property has been classified within the residential category. For a unit valued at S$938,000, ABSD liability would amount to S$187,600, significantly escalating the total acquisition cost and requiring careful financial structuring by prospective buyers. However, it is essential to verify whether units at International Plaza are classified as residential or commercial properties for ABSD purposes, as office units in commercial buildings are frequently exempt from residential ABSD provisions. Buyers should conduct definitive clarification with their legal advisors before proceeding, as the distinction carries substantial financial implications. The ABSD framework remains a critical consideration within acquisition decision matrices, and second-property buyers benefit from securing specialist legal guidance to optimise their structure and understand the precise liability applicable to their specific transaction.

What lease decay risks exist, and how do these impact long-term resale value at International Plaza?

Assuming units at International Plaza are sold on freehold or 999-year leasehold tenure—the standard tenure structure for commercial properties in Singapore's CBD—lease decay represents a negligible concern for practical investment horizons spanning twenty to thirty years. Properties with 999-year leases function economically identically to freehold assets for all modern investment purposes, as the time horizon to lease expiry vastly exceeds meaningful human planning windows. However, if any units are offered on shorter lease tenures, investors should exercise heightened caution regarding future resale dynamics and financing availability, as lenders and prospective purchasers increasingly scrutinise lease length with intensity proportional to the remaining tenure. Should any units be structured on 99-year leases—uncommon for commercial stock but worth confirming—investors would face meaningful lease-related depreciation over time, with noticeable resale value compression likely occurring beyond the 50-60 year threshold. Definitive tenure confirmation with the selling agents or legal documentation is essential prior to acquisition, as tenure structure fundamentally shapes the capital preservation profile of the investment over extended holding periods.

How does proximity to Tanjong Pagar MRT and the future Prince Edward Station affect demand and capital appreciation?

The three-minute walk from International Plaza to Tanjong Pagar MRT Station on the East-West Line positions the development within the most accessible transit-adjacent office ecosystem in Singapore's CBD, directly supporting occupant demand and tenant acquisition velocity. The East-West Line's role as a major cross-island corridor, connecting residential districts across east and west Singapore to the CBD employment nucleus, ensures sustained commuter flows and tenant accessibility regardless of economic cycle stage. The forthcoming Prince Edward Station on the Circle Line—adding further connectivity eastward and southward across the island—will incrementally enhance the precinct's accessibility profile and introduce additional tenant recruitment pathways from emergent residential precincts in the eastern and southern corridors. Capital appreciation dynamics linked to transport infrastructure typically manifest over five to ten-year horizons as new infrastructure beds in and tenant demand consolidates around the connectivity advantage. Historically, Singapore office properties within three minutes of established MRT stations demonstrate superior capital preservation and appreciation relative to equivalent properties requiring longer commute times, suggesting International Plaza's transport positioning confers meaningful structural demand advantages that should support medium-term price resilience and gradual appreciation as the Circle Line project nears completion.

Is International Plaza suitable for different buyer profiles, and how do owner-occupiers compare to investors?

International Plaza appeals across a diverse spectrum of buyer archetypes, each deriving distinct value from the property for differing reasons. Owner-occupiers in professional services—legal practitioners, accounting firms, boutique financial advisors, consulting partnerships—value the prestige address, transport accessibility, and proximity to established professional services clustering on Anson Road, viewing ownership as a strategic alternative to indefinite leasing that builds equity and eliminates rental escalation risk. First-time commercial property buyers, particularly entrepreneurs formalising their business setup, gravitate toward the accessible S$938,000+ entry pricing and prestige address value, treating acquisition as a foundation for professional credibility and business growth. Investors focused on yield generation view International Plaza units as rental-generating assets within a precinct with established tenant demand fundamentals, accepting moderate capital appreciation in exchange for rental income consistency and portfolio diversification into CBD-anchored real estate. High-net-worth individuals may view units as acquisition components within broader commercial real estate portfolios, or as alternative-use opportunities should district evolution support non-traditional office occupancy patterns. The development's flexibility across buyer cohorts translates into robust tenant demand over time, suggesting that acquisition decisions driven by owner-occupier motivations need not sacrifice financial merit, as the underlying real estate should maintain value across multiple exit scenarios.

What TDSR and financing considerations apply to typical acquisition price points at International Plaza?

For a unit priced at S$938,000, most Singapore-based financial institutions would require a minimum 25-30% down payment (S$235,000-S$282,000), with the balance subject to mortgage financing typically structured across fifteen to twenty-five year amortisation horizons. At current lending rates in the 4-5% range, monthly mortgage obligations for a S$656,600-S$703,500 financed portion would fall between approximately S$4,400 and S$5,100, depending on loan tenor and margin applied. For owner-occupiers deriving professional income, these debt obligations typically remain well within prudent Total Debt Service Ratio thresholds (capped at 60% of gross monthly income), assuming annual earnings in excess of S$150,000. Investors purchasing as rental-generating assets face stricter financing constraints, as lenders typically apply stress-testing and cap owner-financier debt ratios at levels requiring proportionately stronger income bases to qualify. Buyers should confirm specific lending parameters with their mortgage providers, as office property financing remains more tightly controlled than residential alternatives, reflecting the sector's relative illiquidity and reliance on property-specific income-generation capacity. The S$938,000+ price point generally accommodates financing across metropolitan Singapore's employed professional base without unusual constraint, though individual circumstances require case-specific assessment with lending specialists.

How does International Plaza compare to competing nearby developments in the Tanjong Pagar and Anson Road precincts?

International Plaza competes within a microsegment of secondary CBD office buildings characterised by solid locational fundamentals, established tenant demand, and pricing positioned deliberately below ultra-premium trophy buildings yet above peripheral CBD or business park alternatives. Direct comparables might include other Anson Road address buildings or immediately adjacent Tanjong Pagar properties offering similar unit typologies and floor-area configurations. International Plaza's specific advantages centre on transport accessibility (three-minute MRT walk), proximity to established food and beverage amenities, and emerging waterfront redevelopment positioning that competitor buildings may lack. However, some alternative buildings within the precinct may offer superior unit-level specifications, higher floor positioning with superior city views, or newer-vintage amenities that justify modest pricing premiums. The competitive analysis ultimately hinges on unit-specific factors—floor level, orientation, view quality, suite-level layout efficiency—rather than building-wide generalisations. Investors evaluating International Plaza against competing addresses should conduct granular unit-by-unit comparisons rather than abstract building comparisons, as individual property specifications often diverge materially from building averages, creating pockets of exceptional value within otherwise comparable stock. Engagement with local commercial real estate specialists familiar with Anson Road micromarket dynamics will prove essential for investors seeking competitive positioning within this nuanced precinct.

Which unit stacks or floor levels at International Plaza typically offer superior value propositions?

Within CBD office buildings generally, middle-floor positioning (typically floors 5-15) often presents optimal value for owner-occupiers and investors balancing view quality, status perception, and pricing efficiency. Lower-floor units (ground to fourth) frequently command pricing discounts reflecting reduced prestige perception, street-level noise exposure, and reduced daylight access, yet may offer superior value for professional services occupants prioritising functional workspace over status considerations. Higher-floor positioning (20+ stories in buildings so configured) commands premium pricing for superior view quality, reduced noise exposure, and enhanced perceived prestige, yet may introduce financing constraints and narrower tenant pools unwilling to pay premium rents for altitude. The specific value optimisation depends on buyer motivation: owner-occupiers may prioritise functional workspace and lease-length cost effectiveness over view quality, whilst investment buyers focused on tenant recruitment may justify premium positioning for the enhanced rental appeal to prospective occupants. Without definitive floor-by-floor pricing data for International Plaza, general guidance suggests that middle floors offer reasonable compromise between pricing accessibility and functional quality, though individual circumstances vary materially. Prospective buyers should request specific floor-level pricing comparisons and conduct unit-site inspections to assess orientation, ambient noise exposure, and daylight quality as these factors significantly influence long-term occupant satisfaction and rental sustainability.

What is the future supply pipeline for office stock in the CBD and Tanjong Pagar precincts, and how does this affect International Plaza's appreciation prospects?

The CBD office market's supply pipeline has moderated substantially relative to peak development cycles, with most major development sites in the core CBD already occupied by established buildings or allocated for mixed-use or residential redevelopment as part of broader urban renewal initiatives. The Greater Southern Waterfront project, whilst introducing significant new housing and mixed-use capacity, is not anticipated to introduce substantial additional office supply into the immediate Tanjong Pagar or Anson Road microsegments. This supply constraint supports International Plaza's medium-term positioning, as limited new office completions suggest that existing buildings will sustain relevance and demand for extended periods absent major technological disruption to workplace requirements. However, the longer-term CBD office market outlook reflects structural uncertainties tied to hybrid work adoption, flexible workplace trends, and potential tenant migration toward secondary office clusters or business parks offering cost advantages. International Plaza's positioning as a prestige secondary-CBD address—attractive for professional services, government relations, and client-facing functions—positions it more defensively against these trends than pure back-office or generic business park space. Over a ten to fifteen-year horizon, the constrained supply pipeline and ongoing demand from prestige-conscious professional services firms suggest reasonable capital appreciation prospects, though investors should recognise that CBD office appreciation historically lags residential real estate over extended cycles. Current market conditions reflect measured equilibrium rather than excess demand, pointing toward steady value stability rather than dramatic price escalation.

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