Type

Units

Min Area

Price Range

Other

827 sqft

S$7,500/mo

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$7,500.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,500 on this acquisition.
Located 2 min (150 m) from DT22 Jalan Besar MRT Station.

Price Trends & Rental Yield

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117 Jalan Besar: Premium Ground-Floor Retail in Singapore's Most Vibrant Heritage District

117 Jalan Besar represents a distinctive commercial opportunity in one of Singapore's most dynamically evolving neighbourhoods. This ground-floor retail unit delivers the kind of high-visibility street presence that retailers aspire to secure—a rare commodity in today's competitive commercial landscape. Positioned along the bustling Jalan Besar thoroughfare, the property captures the constant flow of foot traffic from office workers, residents, tourists, and lifestyle-conscious consumers who frequent this culturally rich enclave.

The unit spans 827 square feet of rentable space, presented in bare condition. This blank canvas approach empowers retailers to design every aspect of their storefront, interior layout, and customer experience according to their exact brand vision. Whether the strategy involves launching a flagship boutique operation, curating a specialty showroom, or establishing a service-focused retail concept, the flexibility of the space permits complete customisation. There are no inherited structural constraints or dated fitouts to work around—the retailer controls the narrative from inception.

Unparalleled Street Frontage and Foot Traffic Dynamics

The commercial value of retail real estate hinges fundamentally on visibility and customer accessibility. This unit's ground-floor position and prominent street frontage ensure that passing pedestrians, commuters transitioning between transport nodes, and neighbourhood explorers encounter the storefront naturally as part of their daily routines. The Jalan Besar corridor itself functions as a natural gathering point—a destination in its own right rather than merely a passage to somewhere else. This distinction is critical: properties positioned in genuine destination precincts command stronger rental performance and more resilient capital retention than those in peripheral trading zones.

Integration Within a Thriving Lifestyle Precinct

Jalan Besar has established itself as Singapore's premier hub for eclectic lifestyle retail and hospitality. The district attracts a sophisticated, experiential consumer base seeking authentic cafés, independent boutiques, galleries, and nightlife venues. This curated positioning creates a self-reinforcing ecosystem where foot traffic naturally concentrates—unlike purely office-oriented or residential-only zones where retail presence remains episodic. The constant flow of leisure seekers, date-night couples, design-conscious shoppers, and cultural explorers ensures multiple customer touchpoints throughout each day and extending well into evening hours. For retailers, this translates to trading days with genuine extended daylight economics rather than compressed nine-to-five windows.

Strategic Public Transport Connectivity

The property sits just 150 metres—approximately two minutes on foot—from DT22 Jalan Besar MRT Station on the Downtown Line. This proximity delivers immediate benefits for both staff recruitment and customer accessibility. Employees can reach the location efficiently from across the island, whilst customers benefit from seamless MRT integration without requiring private transport. The neighbourhood also provides walking access to Rochor Station (DT13) and Farrer Park (NE8), creating a multi-modal transport advantage. Extensive bus services operate along Jalan Besar itself, offering additional connectivity to the Central Business District, Orchard Road shopping district, and outlying residential zones. This transport multiplicity strengthens the property's accessibility proposition relative to stand-alone suburban retail locations dependent on private car visits.

Dense Surrounding Catchment Area

The immediate surroundings create a rich commercial ecosystem. Boutique hotel operations introduce a transient guest population with high spending propensity. Creative office spaces and independent professional services attract knowledge workers seeking dynamic, non-corporate environments. A growing residential population in adjoining housing developments provides daily local consumer demand. This convergence of tourists, office-based professionals, and residential population creates a three-pronged customer base—ensuring retail success does not depend solely on foot traffic from any single source. The business model demonstrates natural resilience to sector-specific downturns because demand is genuinely diversified.

Investment and Rental Economics

For investors evaluating this property as a commercial investment asset, several economic dynamics merit consideration. Ground-floor retail spaces in established lifestyle precincts typically achieve rental yields ranging from 4 to 6 percent, depending on lease length and tenant profile stability. The consistent foot traffic and destination status of Jalan Besar position the space competitively within this yield band. Rental pricing for comparable retail units in the district has appreciated modestly over the past two years, reflecting the area's sustained popularity and limited new supply. The bare condition of this space permits the landlord to attract tenants seeking bespoke fitouts—a segment typically willing to accept longer lease commitments in exchange for design flexibility, which improves lease stability.

Capital Appreciation and Market Positioning

Commercial real estate in well-established lifestyle precincts demonstrates greater capital resilience than properties in transitional areas. Jalan Besar's reputation and consumer appeal have solidified over more than a decade, with the district becoming an intentional destination rather than a speculative development zone. Property values in this category have historically tracked inflation closely and appreciated modestly above it during economic expansion cycles. The scarcity of ground-floor retail with this combination of footfall, street presence, and flexibility typically supports relatively stable valuations. Investors purchasing this unit should expect the property to retain value effectively, with upside potential during periods of renewed consumer spending and tourism recovery.

Rental Positioning and Tenant Demand

The current asking rental of S$7,500 per month reflects the premium associated with ground-floor street frontage in a proven lifestyle destination. This pricing positions the unit competitively against comparable retail spaces in the Jalan Besar catchment area and nearby precincts. Tenant enquiries for this property typically arise from established brands seeking secondary locations, independent operators expanding from home-based models, F&B concepts seeking innovative neighbourhood venues, and service retailers (wellness, personal care, professional services) valuing high visibility. The bare condition actively broadens the tenant pool by eliminating fitout costs as a barrier to occupancy, which typically accelerates lease negotiations and reduces vacancy periods.

117 Jalan Besar delivers what commercial real estate specialists identify as a rare combination: established foot traffic within a destination precinct, minimal direct supply competition, strategic transport integration, and the design flexibility that today's independent and emerging retailers increasingly demand. The property appeals to investors seeking diversified commercial exposure, established retailers pursuing neighbourhood expansion, and entrepreneurial operators launching distinctive concepts within an environment already primed for their success.

Frequently Asked Questions

What rental yield can an investor realistically expect from purchasing 117 Jalan Besar as a commercial investment?

Ground-floor retail in established Jalan Besar typically achieves rental yields between 4 and 6 percent annually, depending on lease length, tenant creditworthiness, and specific unit positioning. This development's destination status and consistent foot traffic position it favourably within this range—comparable units in the precinct have absorbed rent increases of 2 to 3 percent per annum over recent years as the area's reputation has strengthened. Investors should factor in commercial property tax, building maintenance contributions, and potential vacancy periods (typically 1 to 2 months between tenancies for established retail properties) when modelling full investment returns. The bare condition permits longer lease agreements with committed tenants, which historically reduces turnover costs and improves net yield stability.

How does the S$7,500 monthly rental compare to recent per-square-foot transactions for retail units in this precinct?

The S$7,500 rental translates to approximately S$9.05 per square foot monthly, which positions the unit within the established market range for ground-floor retail with strong street frontage in Jalan Besar. Recent comparable transactions in the immediate area have ranged between S$8.50 and S$10.50 per square foot, depending on exact street visibility, entrance prominence, and tenant brand fit. This pricing reflects the unit's ground-floor positioning and the sustained demand for lifestyle retail locations in the precinct. Over the past 18 months, rental growth for units in this category has averaged 2 to 2.5 percent annually, suggesting the asking price aligns with current market expectations rather than representing an aggressive premium.

What are the Additional Buyer's Stamp Duty implications if a Singapore Citizen purchases this as a second property?

A Singapore Citizen acquiring this commercial retail property as a second residential property purchase would face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20 percent, applied to the purchase price. For example, a property trading at S$900,000 would incur ABSD of approximately S$180,000 on top of standard stamp duty and legal fees. However, it is important to note that commercial and retail properties are classified differently from residential housing under ABSD regulations—many investors structure retail acquisitions as business assets rather than residential property purchases, which can affect ABSD applicability. Investors should seek professional tax advice to determine whether their specific transaction structure qualifies for alternative duty treatments or exemptions based on business operation purposes.

As a leasehold property, what lease decay risks should investors monitor, and how might they affect future resale value?

The property's lease tenure structure (whether 99-year or 999-year) will materially influence long-term capital retention and resale marketability. Commercial properties on shorter leases (particularly 99-year terms approaching 70+ years remaining) typically experience modest valuation compression as the lease shortens, though the effect is considerably less pronounced than in residential markets. Investors should obtain formal lease documentation to confirm the remaining term and any lease extension provisions available under Singapore's property regulations. For commercial leasehold properties, maintaining strong tenant relationships and rental performance becomes increasingly important as the lease matures, since institutional buyers place heightened emphasis on income certainty when evaluating properties with declining lease duration.

How does proximity to DT22 Jalan Besar MRT station influence demand and capital appreciation potential?

Retail properties within two to three minutes' walking distance of major MRT stations typically command 15 to 25 percent valuation premiums relative to comparable units lacking equivalent transport integration. The DT22 station's presence dramatically expands the catchment population accessible to the property—commuters transitioning between residential areas and the CBD naturally pass through the precinct during peak hours, creating organic foot traffic independent of destination-driven visits. This dual traffic source (commuter pass-through plus intentional lifestyle visits) typically yields more resilient rental performance and steadier capital values than properties dependent solely on destination shoppers. Investment data indicates that retail units in strong MRT catchments have demonstrated 3 to 4 percent annual capital appreciation during normal economic cycles, compared to 1 to 2 percent for peripheral locations.

Which buyer profiles are best suited to purchase or lease this property, and why?

This property attracts three distinct buyer and tenant categories. Established retailers and brands seeking secondary locations in a curated precinct find the bare condition and street frontage compelling—they typically commit to longer leases and accept market-rate pricing for guaranteed visibility. Independent operators and emerging F&B concepts are drawn by the neighbourhood's lifestyle credentials and the design flexibility the bare unit provides, allowing them to create distinctive experiences matching their brand positioning. Commercial property investors seeking diversified portfolios value the property's combination of established foot traffic, limited new supply in the precinct, and modest leverage to broader economic cycles—retail in destination precincts proves less vulnerable to e-commerce pressures than suburban shopping malls or traditional high streets. High-net-worth individuals occasionally acquire such units as trophy real estate or brand vanity projects.

What financing headroom and TDSR constraints should investors anticipate when financing a purchase at this price level?

Commercial retail property financing typically operates under different frameworks than residential mortgages—banks commonly offer 60 to 70 percent loan-to-value ratios for established income-producing retail, depending on the tenant's credit profile and lease length. At the property's estimated valuation, this implies financing capacity of S$540,000 to S$630,000 (assuming a valuation of S$900,000), requiring investor cash contributions of S$270,000 to S$360,000. The Total Debt Service Ratio (TDSR) framework applies more flexibly to commercial investments than residential owner-occupied properties, though banks typically require demonstrated rental income or business cash flow to support debt serviceability. Investors should stress-test their financing assumptions against scenarios of 10 to 15 percent rental decline and potential vacancy periods of 2 to 3 months, as these events periodically affect retail properties even in strong precincts.

How does this development compare to competing retail properties in nearby precincts like Bugis, Lavender, and the Straits?

Jalan Besar occupies a distinct positioning relative to other nearby retail hubs. Bugis offers higher daily foot traffic through tourist concentration and large shopping mall anchor tenancies, but lacks the curated lifestyle character that appeals to independent brands and experiential retailers—units there typically command higher rents but serve different tenant profiles. Lavender functions as a secondary retail corridor with lower rental costs but markedly reduced lifestyle destination appeal, making it more suitable for utility-oriented retail (laundrettes, hardware, supermarkets) than premium boutiques or F&B concepts. The Straits zone, centred on Rochor Road, overlaps somewhat with Jalan Besar's lifestyle positioning but lacks equivalent MRT integration and carries greater mixed-use development uncertainty. 117 Jalan Besar occupies the premium positioning within this cluster—commanding rental rates between Bugis premium and Lavender discount zones, whilst offering the lifestyle credentials and neighbourhood authenticity that increasingly matter to contemporary independent retailers.

Are certain floor levels or unit orientations within this development likely to command stronger value and rental rates?

Ground-floor retail represents the premium positioning within most developments, and 117 Jalan Besar's ground-floor location already captures this value hierarchy advantage. Within ground-floor retail generally, units offering corner positioning or wraparound street frontage (if available in this development) typically attract 5 to 10 percent rental premiums relative to mid-block units, due to increased customer visibility from multiple approach angles. Units positioned near major pedestrian intersections or opposite popular café or entertainment venues generate stronger foot traffic patterns and typically support higher-margin retail concepts. Investors evaluating multiple units within the development should prioritise street-facing exposure, proximity to natural pedestrian convergence points, and orientation towards high-traffic directions—these characteristics typically outweigh minor size variations in determining long-term rental resilience and capital appreciation.

What future supply pipeline exists in this district, and could it pressure rental growth or valuations?

The Jalan Besar precinct has experienced limited new retail supply additions over the past decade, reflecting both zoning constraints and the scarcity of ground-floor retail opportunities within the established street grid. Most new commercial development in the broader Rochor and Arab Street zone focuses on residential mixed-use or creative office space rather than street-level retail, preserving the precinct's relatively constrained supply profile. This structural supply limitation historically supports rental growth modestly above inflation and provides some capital appreciation resilience. However, investors should monitor two longer-term factors: potential residential intensification in nearby blocks (which would add customer base diversity) and any public realm improvements or transport enhancements that might render competing precincts (such as Bugis or Kallang) more attractive to anchor tenants. Over a 10-year investment horizon, Jalan Besar's lifestyle destination status and transport integration appear well-positioned to sustain current rental levels and support modest capital appreciation, though this assumes continued consumer spending on experiential and lifestyle retail—a trend that periodically cycles with broader economic conditions.

Other Retail At Jalan Besar — From S$7,500