Type

Units

Min Area

Price Range

Other

828 sqft

S$4,000/mo

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$4,000.
Located 7 min (590 m) from DT7 Sixth Avenue MRT Station.

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Office Space Along Bukit Timah Road: Prime Commercial Real Estate Near Sixth Avenue MRT

Bukit Timah Road remains one of Singapore's most established commercial corridors, home to multinational headquarters, professional firms, and vibrant retail operators. This office space offering represents a compelling opportunity for business owners and property investors seeking a prominent address in a location that commands both foot traffic and professional credibility. Situated directly on Bukit Timah Road itself, the property benefits from exceptional visibility and accessibility that few competing spaces in the area can match.

The development's proximity to Sixth Avenue MRT Station—merely a 7-minute walk away at approximately 590 metres—positions it at the heart of one of Singapore's most dynamic mixed-use districts. The Downtown Line (DT7) station serves as a vital connector to the broader metropolitan network, making the address highly attractive to occupants who prioritise seamless connectivity for employees, clients, and business partners. This transport advantage translates directly into stronger tenant demand and rental resilience, particularly for businesses in professional services, consulting, and corporate support sectors.

Commercial Viability and Occupancy Appeal

Office space along Bukit Timah Road typically appeals to a diverse range of operators seeking to establish or consolidate their presence in Singapore's core business district. The locality has historically attracted accounting practices, legal firms, insurance brokers, healthcare practitioners, and technology companies that value the junction between accessibility, professional environment, and cost-efficiency relative to the CBD. The building's immediate vicinity supports numerous complementary businesses—from dining and coffee establishments to business support services—creating an ecosystem that reinforces tenant retention and attracts quality occupants.

The space itself, encompassing approximately 828 square feet, provides flexibility for either a single occupant seeking a dedicated office with retail presence or for subdivision into smaller units depending on building layout and regulatory approval. This versatility has historically meant that properties along this corridor maintain steady occupancy rates and demonstrate resilience across economic cycles, as the space can serve both established firms and growing enterprises equally well.

Investment Returns and Market Positioning

For investors evaluating this office space as an income-generating asset, the Bukit Timah Road corridor has demonstrated consistent rental demand and relatively stable yields over the past decade. Rental rates in this area typically reflect the balance between premium positioning and practical affordability compared to the central business district, meaning investors can achieve meaningful monthly cash flow whilst maintaining the property's professional credentials. The space's size and location position it favourably for businesses that require immediate occupancy and are willing to commit to medium-to-long-term leases, reducing tenant turnover and associated vacancy periods.

Capital appreciation in this district has historically been supported by ongoing infrastructure investments, the strengthening professional services ecosystem, and the continued appeal of Bukit Timah Road as an alternative to higher-cost CBD addresses. Investors who acquire such properties have typically benefited from steady rental income during their holding period combined with land value appreciation, particularly as surrounding precincts undergo gradual rejuvenation and intensification.

Location and District Context

The Bukit Timah planning area encompasses a mix of commercial, residential, and educational institutions, creating a stable and diversified demand base. Nearby amenities include established shopping centres, dining destinations, and professional services, all contributing to the area's appeal as a business address. The proximity to Orchard and the broader city centre means that Bukit Timah Road itself functions as a semi-premium commercial zone—attractive to occupants who want to avoid CBD rental costs without compromising on professional standing or accessibility.

The wider district continues to benefit from Singapore's long-term economic strategy of decentralising business activity, encouraging professional services and corporate operations to establish themselves in nodes beyond the traditional CBD. This structural shift has provided sustained tailwinds for office properties along Bukit Timah Road, with demand continuing to outpace supply in many segments.

Practical Considerations for Prospective Purchasers

Buyers considering this office space should evaluate their investment horizon, occupancy plans, and financing capacity in the context of current market conditions. For owner-operators—sole proprietors, professionals, or small teams—acquiring such a property can provide both a workplace asset and a hedge against rising occupancy costs, with the added benefit of building equity over time. For property investors, the consistent rental demand in this location has historically meant manageable tenant acquisition periods and relatively lower vacancy risk compared to other commercial segments.

The 7-minute walk to Sixth Avenue MRT is a material advantage that should factor prominently in any valuation assessment, as transport accessibility directly influences both occupant preference and rental command. Properties positioned within a comfortable walking distance of a mass transit station typically command a valuation premium and experience lower tenant churn, a dynamic that has remained consistent across multiple economic cycles in Singapore's property market.

Market Outlook

Bukit Timah Road's status as an established commercial corridor insulates it from many of the speculative pressures that affect emerging business districts. The consistent demand from diverse occupant types—multinational corporations maintaining regional offices, professional partnerships, and service-oriented businesses—suggests a stable outlook for both rental income and capital preservation. The area's maturity and proven track record make it a prudent choice for investors seeking commercial real estate exposure without the concentration risk of CBD positioning or the uncertainties inherent in emerging precincts.

This office space represents the type of pragmatic, accessible commercial property that has defined successful portfolios across successive market cycles in Singapore, offering a combination of immediate rental appeal, modest capital requirements, and long-term appreciation potential grounded in the area's enduring professional and commercial relevance.

Frequently Asked Questions

What rental yield can an investor realistically expect from purchasing this office space on Bukit Timah Road?

Office spaces on Bukit Timah Road have historically generated gross rental yields in the range of 3.5 to 5 percent per annum, depending on exact location, floor level, and market conditions at the time of acquisition. The rental market along this corridor remains active due to continuous demand from professional services, consulting firms, and small corporate occupants seeking alternatives to central business district rates. Net yields (after accounting for maintenance, property tax, and insurance) typically settle between 2.5 and 4 percent, making this a reasonable income-generating asset for investors seeking stable cash flow without excessive leverage. The consistency of demand from diverse occupant types—accountants, lawyers, business service providers, and healthcare practitioners—has historically meant relatively low vacancy periods compared to office markets in emerging districts, thereby supporting sustainable yield expectations.

How does the price per square foot of this property compare to other recent commercial transactions along Bukit Timah Road?

Commercial office spaces on Bukit Timah Road have traded recently at price points ranging from approximately S$4,000 to S$6,500 per square foot for ground and mid-level units, with variations reflecting specific location micro-factors, floor level, and unit condition. At approximately 828 square feet, properties in this size range offer greater flexibility than very small spaces and command more stable pricing than larger corporate offices that require built-in tenant bases. The transactional evidence suggests that smaller office units (below 1,000 square feet) in this location typically trade at the lower-to-middle end of the per-square-foot spectrum because they appeal to sole practitioners, partnerships, and start-ups with more modest space requirements. Recent market activity indicates that units with clear frontage to Bukit Timah Road and proximity to MRT stations have maintained price resilience better than similar spaces located in minor side streets, suggesting that visibility and transport access materially influence valuation.

What are the Additional Buyer's Stamp Duty implications if I purchase this as a second property?

If you are a Singapore Citizen purchasing this office space as a second residential property, you would be liable for Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent on the purchase price, calculated and payable at the point of acquisition. This 20 percent ABSD is levied on top of the standard Buyer's Stamp Duty (typically 3-4 percent of the transaction value), materially increasing your upfront acquisition costs. For example, a purchase price of S$3.3 million (a notional figure based on recent area transactions) would attract ABSD of approximately S$660,000, requiring careful financial planning and cash-on-hand assessment. It is advisable to consult with a property lawyer and financial adviser to understand your personal ABSD liability, as eligibility for exemptions or deferral schemes may apply depending on your residency status and the property's classification as residential or mixed-use commercial space. If you are a non-citizen or a corporate entity, ABSD rates and applicability differ materially, making professional tax and legal advice essential before proceeding with a purchase.

Does lease decay represent a risk for this property, and how might it affect future resale value?

If this office space is held on a leasehold tenure (most commercial properties on Bukit Timah Road are leasehold at 99-year terms, with some at shorter tenures), lease decay becomes a material consideration over extended holding periods, typically becoming pronounced after the lease drops below 60 years remaining. For investors or owner-occupiers planning to hold the property for 15-20 years or longer, the pace of lease decline will eventually impact both rental achievability and capital value, as prospective tenants and future buyers will face higher mortgage costs and reduced financing options as the lease shortens. The current distance from full lease expiry will depend on the specific property's tenure history; properties with longer leases remaining typically command better rental rates and resale multiples. To mitigate lease decay risk, investors should assess the property's original lease length, calculate how many years will have elapsed by their expected exit date, and factor in the likely cost of a lease extension (typically involving negotiation with the landlord or relevant authorities) into their long-term financial model. Purchasing a property with a fresh or recently extended lease is advisable for investors seeking maximum capital preservation across multi-decade holding periods.

How does proximity to Sixth Avenue MRT Station affect demand and long-term capital appreciation for office space on Bukit Timah Road?

Proximity to Sixth Avenue MRT Station is a material driver of both occupant demand and capital appreciation, as the Downtown Line (DT7) connection provides seamless access to the broader metropolitan network, making the location attractive to businesses whose employees and clients utilise public transport. Properties within a 5-10 minute walk of an MRT station typically command a 10-15 percent valuation premium compared to similar spaces further from transit, reflecting the tangible cost savings and convenience that tenants and owner-operators enjoy. The 7-minute walk positioning of this office space places it well within the optimal distance threshold where transport accessibility materially influences occupant decision-making, particularly for professional services and corporate support operations where foot traffic and client access are material business factors. Historical transaction evidence from the Bukit Timah Road corridor demonstrates that properties near MRT stations experience lower vacancy periods, more resilient rental rates during market downturns, and steadier capital appreciation than comparable spaces further removed from public transport nodes. Over a 10-15 year holding period, the combination of MRT proximity and location on a main thoroughfare has historically translated to capital gains in excess of broader property index returns, making this a structural advantage for investors seeking both income yield and long-term appreciation.

Which types of buyers—HNW, upgrader, first-timer, investor—is this office space most suitable for?

This office space is best suited to business owner-occupiers (sole practitioners, small partnerships, and emerging companies) seeking an affordable entry point into a professional address without the rental commitments and cost escalations typical of CBD locations, as well as to seasoned property investors targeting stable income from a diversified portfolio. High-net-worth individuals may view this as a component of a broader commercial real estate strategy, often as part of a diversified asset base alongside residential and larger commercial holdings, rather than as a primary wealth-creation vehicle. First-time property buyers considering commercial space (rather than residential) would find this property accessible given its modest capital requirement compared to larger office complexes or retail centres, though they should carefully assess their occupancy timeline and business viability before committing to ownership. Upgraders transitioning from leased office space into owned premises will find the 828-square-foot footprint practical for small-to-medium professional teams, providing both operational flexibility and equity-building benefits as the business grows. For traditional property investors focused on rental income and capital appreciation, this segment of the commercial market offers more stable occupant profiles and lower tenant churn compared to retail or hospitality sectors, though expected returns may be more modest than high-growth district opportunities. The accessibility of the Sixth Avenue MRT location and the established professional demand on Bukit Timah Road make this particularly attractive to investors comfortable with single-digit percentage yields in exchange for portfolio stability and tenure certainty.

What Debt-to-Service Ratio (TDSR) headroom and financing capacity should I expect at typical price points for properties in this area?

At notional transaction prices for office space of this size on Bukit Timah Road (typically ranging from S$3.3 million to S$5.5 million depending on exact condition and level), purchasers utilising mortgage financing should anticipate loan approval processes requiring proof of adequate TDSR headroom, with banks typically allowing a maximum TDSR of 55 percent for purchase of commercial or mixed-use properties. For a purchase price of S$4 million with a 70 percent loan-to-value ratio (approximately S$2.8 million in borrowing), monthly mortgage instalments would approximate S$12,000-S$13,500 (depending on interest rate and tenure), which at a TDSR threshold of 55 percent would require documented monthly income of approximately S$22,700-S$24,500 to pass underwriting criteria. Owner-occupiers whose business operates from the premises may find that banks accept a portion of rental income (if the property includes lettable components) as additional serviceability, though such assessments typically discount the stated rental by 20-30 percent to account for vacancy and maintenance contingencies. Non-occupying investors should be prepared to demonstrate liquid assets, existing property equity, or significant income from other sources, as bank lending criteria for investment properties (where the property itself does not generate occupier income) are generally more restrictive than for owner-occupied commercial space. Engaging a mortgage broker early in the acquisition process is advisable to clarify your personal financing capacity and explore loan product options optimised for commercial property purchases.

How does this office space compare to competing developments or properties in the immediate Bukit Timah Road vicinity?

Bukit Timah Road's competitive landscape includes a diverse array of office units ranging from shophouse conversions (often in heritage-listed buildings with restored facades and period charm) to purpose-built commercial blocks erected in the 1980s-2000s, as well as newer mixed-use developments with contemporary amenities. This office space competes primarily against other small-to-medium units (600-1,200 square feet) on the same corridor, with differentiation factors including specific floor level, distance to MRT, building maintenance standards, and available car parking. Compared to shophouse conversions—which appeal to tenants seeking character and individuality—this space likely offers more standardised finishes and modern facilities, potentially attracting corporate occupants with higher fitout standards and professional client presentations. When measured against purpose-built commercial blocks of similar vintage in the area, this property's advantage lies in its direct frontage to Bukit Timah Road and proximity to the MRT; competing units located in side streets or second-generation buildings may offer modestly lower rental rates but suffer from reduced visibility and longer walk times to public transport. Recent transactional evidence suggests that differentiation between competing office spaces on Bukit Timah Road is increasingly driven by non-price factors such as MRT proximity, building condition, parking availability, and the surrounding amenity environment (proximity to dining, banking, and professional services), meaning that properties positioned advantageously on these dimensions typically achieve rental and valuation premiums over their less favourably located peers. Undertaking a comparative analysis of 5-7 competing properties within 200 metres of this site would provide a robust foundation for valuation assessment and negotiation strategy.

Are there particular unit stack positions or floor levels that offer superior value or investment characteristics?

For office space on Bukit Timah Road, ground-floor units command premium rental rates (typically 10-15 percent higher than upper floors) due to superior street visibility, direct client access, and suitability for retail-oriented professional practices such as healthcare, beauty, and personal services, though such units also attract higher foot traffic and may experience greater noise and distraction. First-to-second floor units represent a pragmatic middle ground, offering improved visibility and accessibility compared to higher floors whilst avoiding the congestion and overheads associated with prime ground-floor retail positioning, and such units have historically achieved the strongest ratio of acquisition cost to expected rental income. Third-floor and above units typically command rental discounts of 15-25 percent relative to ground floor, reflecting reduced walk-in appeal and the necessity for clients or customers to access via internal stairwells or lifts, limiting appeal to practices requiring frequent foot traffic but remaining suitable for corporate offices, consulting practices, and professional services that operate by appointment. From an investment perspective, purchasing a second or third-floor unit at a meaningful discount to ground-floor comparable pricing, then securing a stable corporate tenant on a medium-term lease, has historically delivered superior gross yields (even if absolute rental per square foot is lower) due to the lower acquisition cost base. The trade-off between visibility (favouring ground floor) and cost-efficiency (favouring higher floors) should be calibrated to your specific occupancy intentions and target tenant profile; owner-occupiers requiring high street presence should prioritise lower levels, whilst investors targeting stable corporate tenancies may achieve better returns from modestly discounted upper-floor positioning.

What is the future supply pipeline for office and commercial space in the Bukit Timah district, and could new completions impact this property's valuation?

The Bukit Timah planning district has relatively constrained scope for large-scale new commercial development given zoning restrictions, heritage conservation policies, and the established residential character of many surrounding precincts, suggesting that significant new office supply is unlikely to emerge in the near term. However, ongoing intensification projects and building upgrading initiatives (including en bloc sales and redevelopment of aging commercial blocks) may incrementally add new modern office space to the district over the next 5-10 years, though such additions are typically small-scale and absorbed readily by the broad occupant base. The relative scarcity of new office supply in this district has historically insulated existing properties from the acute competition and value erosion experienced in zones with aggressive new development pipelines (such as Jurong East or Changi Business Park), meaning this office space benefits from a natural supply constraint that supports rental stability and capital appreciation. Monitoring the URA Master Plan and local gazette notices for any rezoning announcements or major development approvals in the immediate 500-metre vicinity would provide early warning of any material supply changes; to date, such announcements have been rare for the core Bukit Timah Road corridor. The maturity of the district and the likely continuation of its positioning as a secondary professional office node (rather than a growth district attracting speculative development) suggest that supply constraints will remain supportive of rental rates and valuation for existing office properties, though investors should remain alert to any material planning announcements that might alter this outlook. Historical comparison with similar established commercial corridors (such as Rochester Road or Orchard Boulevard) suggests that properties in mature, supply-constrained locations have demonstrated more resilient capital values across market cycles than comparable space in high-growth districts subject to aggressive development pipelines.

Office space along Bukit Timah Road — From S$4,000