Type

Units

Min Area

Price Range

Other

474 sqft

S$950K – S$4.7M

Property Highlights

Commercial development with 6 units currently available.
Prices currently range from S$950K to S$4.7M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190K on this acquisition.
Located 3 min (250 m) from EW15 Tanjong Pagar MRT Station.

Price Trends & Rental Yield

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International Plaza: Central Business District Office Investment

International Plaza stands as a commercial property offering positioned within Singapore's established financial core. Located at 10 Anson Road, the development serves the professional and corporate sectors seeking office space in one of the island's most recognised business addresses. The building's proximity to Tanjong Pagar MRT Station—just three minutes' walk away—places it within Singapore's densest commercial network and most connected transport corridor.

The Anson Road corridor has maintained its status as a premier destination for multinational corporations, financial institutions, and professional service firms. International Plaza's positioning within this landscape offers investors and occupiers access to a marketplace where demand for office accommodation remains consistently strong. The building's established presence within the Central Business District reflects decades of proven commercial viability and tenant stability in this micromarket.

Location and Transport Connectivity

Proximity to Tanjong Pagar MRT Station (EW15) provides International Plaza with a significant competitive advantage in the Singapore office market. The station serves the East-West Line, offering direct connectivity to Raffles Place, Marina Bay, and the broader island transport network. This accessibility reduces commute friction for both employees and clients, making the address attractive to organisations prioritising staff convenience and meeting-client logistics.

The surrounding precinct hosts Singapore's primary financial institutions, regulatory bodies, and multinational headquarters. Being embedded within this ecosystem creates natural demand drivers for office space, as businesses cluster near one another for operational efficiency and sector proximity. The walking distance to amenities, banking facilities, and hospitality venues reinforces Anson Road's status as a self-contained commercial quarter within the larger CBD.

Office Market Context and Investment Profile

Singapore's office market has undergone significant structural shifts in recent years, with prime CBD addresses commanding sustained occupancy and rental resilience. International Plaza's location ensures exposure to the strongest segment of this market, where blue-chip tenants and multinational firms prioritise location stability and brand prestige. Office units at this address typically attract investor interest from both owner-occupiers and portfolio investors seeking yield-generating commercial assets.

Current pricing for units within International Plaza begins from approximately S$2.1 million, reflecting the premium nature of CBD office space in this micromarket. Pricing per square foot aligns with comparable transactions in the immediate Anson Road and Tanjong Pagar precinct, where recent sales have demonstrated price resilience despite broader economic variations. The development's unit sizes provide flexibility for occupiers with different space requirements, from single-practitioner professionals to larger corporate teams.

Amenities and Operational Environment

The building environment supports modern commercial operations with features typical of professional office developments. Proximity to dining, retail, and hospitality facilities along Anson Road enhances the working environment for tenants and their teams. The immediate neighbourhood contains banking, legal services, and professional suites that complement the office-using tenant profile typically found in this district.

The CBD location provides inherent advantages for businesses requiring client accessibility, regulatory proximity, and market-facing operations. Tenants within International Plaza benefit from the cumulative infrastructure investments Singapore has made in the Tanjong Pagar district, including telecommunications backbone, security infrastructure, and professional services concentration. These factors combine to reduce tenant friction and support long-term occupancy stability.

Investment Considerations and Market Positioning

Investors evaluating International Plaza should consider the asset class maturity of CBD office property in Singapore. Unlike residential property, commercial real estate valuation remains tied to income generation and tenant-grade creditworthiness. Units at this address attract investors comfortable with tenant-dependent returns and the operational management requirements of commercial property ownership.

The development's track record within the Anson Road micromarket provides historical reference for pricing and occupancy patterns. Recent comparable transactions in the surrounding area offer investors objective benchmarking data for entry-point evaluation and resale expectation setting. The established nature of the building ensures that due diligence data and tenant histories are readily available, reducing information asymmetry compared to newer speculative developments.

Financing and Buyer Considerations

Commercial property financing in Singapore operates under different criteria than residential lending. Banks typically assess office property based on tenant stability, lease terms, and the property's rental yield relative to purchase price. Buyers should anticipate that financing decisions will focus on income-generation potential rather than valuation comparables alone, requiring clarity on existing tenant agreements or projected occupancy scenarios.

For investors acquiring units at International Plaza, prudent practice involves stress-testing potential yields against conservative occupancy assumptions and factoring in management costs, property tax, and maintenance reserves. The CBD location typically supports higher rental expectations than suburban alternatives, though this premium must be reconciled against the higher entry price and ongoing expenses associated with prime-location commercial real estate.

Market Dynamics and Tenure

Singapore office investment decisions are not materially impacted by residential lease-decay dynamics, as commercial property leases and valuations operate on different frameworks. The priority for office-property investors centres on tenant stability, occupancy sustainability, and the competitive positioning of the address within the broader CBD market. International Plaza's long-standing presence on Anson Road provides confidence regarding the address's continued relevance within the Singapore commercial hierarchy.

The development's central location ensures it will remain within the orbit of first-choice tenant demand even as peripheral CBD areas expand. Businesses seeking prestige, transport accessibility, and financial-district association will continue to view Tanjong Pagar addresses as core CBD addresses, providing ongoing support for both occupancy levels and pricing power in this micromarket.

Frequently Asked Questions

What is the estimated rental yield for office units at International Plaza?

Rental yield for CBD office property typically ranges between 3% and 5% gross annual yield, depending on specific tenant agreements, lease length, and the unit size at International Plaza. Smaller units may command slightly higher percentage yields due to their appeal to individual practitioners and smaller firms, whilst larger floor plates occupied by multinational tenants often lock in longer lease terms at stable rates. Investors should obtain current tenant schedules and lease documentation from the property manager to calculate precise net yields after factoring in management fees, property tax, and maintenance reserves, which together typically consume 15–25% of gross rental receipts for CBD commercial property.

How does International Plaza's price per square foot compare to recent Anson Road transactions?

Comparable recent sales in the Anson Road and Tanjong Pagar precinct have demonstrated price-per-square-foot ranges typically between S$2,000 and S$2,500, depending on unit size, floor level, and tenant-occupancy status. International Plaza's current pricing aligns within this established range, reflecting its mid-market positioning within the CBD office inventory. Smaller units tend to command a slight premium on a psf basis due to their marketability to sole practitioners and professional partnerships, whereas larger blocks may trade at a modest discount per square foot due to the limited buyer pool for floor-plate-scale spaces.

How does Additional Buyer's Stamp Duty (ABSD) apply to purchasing an office unit at International Plaza?

Additional Buyer's Stamp Duty applies only to residential property purchases by Singapore Citizens acquiring a second residential property, which does not encompass commercial office space. Office property purchases are exempt from ABSD regardless of whether the buyer already owns a residential home, as ABSD legislation targets residential market froth rather than commercial investment. Therefore, a Singapore Citizen investor purchasing a unit at International Plaza will not trigger ABSD, simplifying the financial structure compared to residential acquisition and removing this cost consideration from the purchase calculus.

What lease-tenure risk exists for office property at International Plaza?

Commercial office property in Singapore, including units at International Plaza, operates under different valuation and investment frameworks than residential property, meaning lease decay presents a different risk profile. The building's physical condition and structural integrity matter more to tenant perception than lease-tenure length, since commercial users evaluate property based on functional fitness and location desirability rather than absolute remaining lease years. However, investors should confirm whether the building operates under a standard commercial lease or whether any unit-level leasehold restrictions apply, as this may affect future alienation rights or refinancing capacity.

How does proximity to Tanjong Pagar MRT Station (EW15) affect capital appreciation and tenant demand for office units here?

Direct MRT accessibility within a three-minute walk is a primary tenant-selection criterion for CBD office users, as it reduces employee commute friction and enhances the address's appeal to multinational firms with large workforce bases. Properties within this proximity band typically command sustained rental demand and resale appeal compared to more peripheral CBD addresses, since transportation costs and time form a material component of occupier location decisions. The East-West Line connection provides particular value for tenants with staff distributed across the island, making this address competitively advantaged for occupier retention and pricing power over extended holding periods.

Who are the ideal buyer profiles for office units at International Plaza?

Owner-occupying professional firms—particularly legal practices, accounting partnerships, and financial advisory boutiques—represent the natural buyer segment for smaller units, as they can utilise the space directly and achieve operational synergies with their presence in the CBD financial core. Institutional and high-net-worth investors seeking yielding commercial assets form the secondary buyer cohort, attracted by the location's tenant-stability profile and CBD prestige. First-time commercial property investors and smaller funds find appeal in the established nature of the building and the transparent market data available for comparable transactions, which reduces due-diligence friction compared to speculative or off-market opportunities.

What financing headroom and TDSR implications exist for typical purchase prices at this development?

Commercial property financing typically operates at 70–80% loan-to-value ratios for prime CBD office space like International Plaza, with banks assessing debt service against projected rental income rather than buyer salary alone. A unit priced near S$2.1 million would typically qualify for approximately S$1.5–1.7 million in financing, requiring a cash down-payment of S$400,000–600,000 depending on bank appetite and tenant-occupancy certainty. Total debt-service ratio calculations for commercial property focus on rental coverage rather than residential TDSR thresholds, meaning buyers with lower personal incomes can nonetheless qualify if the property's lease-backed income stream meets bank coverage requirements, typically requiring gross annual rent of at least 25–30% of the loan amount.

How does International Plaza compare to competing office developments in the Tanjong Pagar precinct?

The Tanjong Pagar precinct contains multiple established office buildings offering comparable micromarket access, though International Plaza's specific floor-plate configurations, tenant roster, and unit-pricing positioning distinguish it within the local inventory. Nearby buildings often feature comparable pricing per square foot but may differ in tenant-occupancy quality, management infrastructure, or building-system modernisation, making property-specific due diligence essential rather than relying on area-wide generalisations. Investors should conduct direct comparison of recent lease transactions and capital sales within a 250–metre radius to establish International Plaza's competitive standing and forecast likely market absorption for units at current asking prices.

Are certain floor levels or unit stacks within International Plaza better value than others?

Lower and middle-floor units typically command slight pricing discounts compared to higher levels, though the discount magnitude is modest in modern CBD buildings with efficient air-handling and window systems that reduce the traditional 'air premium' once prevalent in Singapore office markets. Corner units and those with maximum window exposure may attract marginal price premiums from occupiers seeking enhanced daylighting and tenant perception, though these typically represent less than 5–10% of the base unit price. Mid-stack positioning (roughly floors 8–15 in a typical CBD building) often represents the best value intersection, offering adequate height for psychological comfort without the premium pricing of uppermost levels, combined with faster lift access and slightly lower operating temperatures.

What future office supply is planned in the Tanjong Pagar and CBD districts that might affect demand for International Plaza units?

Singapore's office development pipeline has contracted significantly in recent years, with limited new-build CBD office stock planned compared to the pre-2015 supply boom, suggesting that established buildings like International Plaza will benefit from constrained competition and sustained tenant demand. The Urban Redevelopment Authority's spatial planning priorities have shifted emphasis toward mixed-use and experiential formats rather than pure office towers, meaning pure-office supply additions in the prime CBD will remain limited and selective. This structural tightening of office supply, combined with the ongoing growth of financial-services and multinational-firm operations in Singapore, creates a favourable long-term backdrop for capital and rental retention in established addresses like International Plaza, though investors should monitor broader economic cycles and sectoral employment trends that ultimately determine tenant-market depth.

What property tax and ongoing cost assumptions should office investors factor into yield calculations for International Plaza?

Annual property tax on commercial office property in Singapore typically runs at approximately 5–6% of the assessed annual value (which itself is determined by the Inland Revenue Authority based on estimated rental potential), translating to roughly S$8,000–15,000 annually on a S$2.1 million purchase depending on unit size and rental assumptions. Building maintenance contributions, property management fees, and sinking fund reserves typically amount to S$1–2 per square foot monthly, adding a further S$10,000–20,000 annually for a typical unit size. Insurance, utilities where not recovered from tenants, and periodic capital expenditure for building systems should be budgeted separately, with prudent investors reserving an additional 10–15% above base operating costs to accommodate cyclical maintenance or regulatory upgrades to building infrastructure.

Office At 10 Anson Road — From S$950K