Type

Units

Min Area

Price Range

Other

301 sqft

S$861K – S$1.6M

Property Highlights

Landed development with 3 units currently available.
Prices currently range from S$861K to S$1.6M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$172K on this acquisition.
Located 6 min (530 m) from TE27 Marine Terrace MRT Station.

Price Trends & Rental Yield

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Vibes @ East Coast: Commercial Retail Opportunity on Telok Kurau Road

Vibes @ East Coast represents a distinctive commercial retail proposition situated on Telok Kurau Road, one of the East Coast's most recognisable business corridors. This development brings together compact shop and shophouse units designed to cater to the growing appetite for accessible, ground-floor retail spaces in a mature neighbourhood characterised by strong foot traffic, established customer bases, and a thriving local economy. The project taps into the enduring appeal of East Coast as a destination where leisure, residential, and commercial activities converge seamlessly.

The development's location along Telok Kurau Road positions it within a six-minute walk of Marine Terrace MRT station (TE27), a proximity that elevates the inherent appeal of any commercial property in this segment. This transport connectivity means customers, suppliers, and service providers can reach the units with minimal friction, directly supporting business viability and day-to-day operational efficiency. For owner-operators considering a retail venture or investors seeking income-generating assets, the MRT accessibility substantially improves the long-term desirability and rental appeal of the space.

Commercial Space Designed for Flexibility

Units at Vibes @ East Coast are configured to accommodate a diverse range of retail and service-based enterprises. The shophouse and shop format allows tenants to tailor interiors to suit their specific business model, whether food and beverage, personal services, boutique retail, or professional consultancies. With unit sizes beginning around 388 square feet, the development appeals to entrepreneurs seeking manageable footprints that can sustain profitable operations without excessive overhead. This modularity has proven durable across comparable East Coast commercial developments, where mixed-use occupancy remains robust across multiple business cycles.

The built environment encourages street-level engagement typical of traditional Singapore shophouse precincts, fostering an organic community feel that attracts both repeat customers and casual foot traffic. Unlike purpose-built malls that can feel sterile or distant, ground-floor retail properties on established roads like Telok Kurau retain their neighbourhood character whilst remaining accessible to passing trade and loyal clientele who value convenience and locality.

Investment Potential and Yield Characteristics

Commercial property at Vibes @ East Coast, priced from S$1.6 million upwards, represents an alternative to residential investment for those seeking portfolio diversification. Retail units on established commercial corridors in the East Coast district have historically delivered mid-to-high single-digit rental yields, depending on business performance, lease length, and tenant quality. A well-let unit in this location can generate meaningful annual returns, particularly if secured by creditworthy tenants operating proven business models. Investors should conduct due diligence on local rental comparable and tenant demand trends before committing capital, as commercial property performance correlates closely with neighbourhood economic health and foot-traffic patterns.

The development's proximity to Marine Terrace MRT and the surrounding Katong-Marine Parade residential base creates a natural demand pool for retail services. Schools, residential developments, and leisure facilities in the immediate vicinity ensure consistent customer flows, a fundamental prerequisite for commercial property performance. Investors who identify tenants aligned with local demographics and spending patterns typically achieve more resilient occupancy and rental growth over time.

Location and Connectivity Advantage

Telok Kurau Road benefits from its position within the East Coast precinct, a mature and affluent neighbourhood with deep roots in Singapore's residential and leisure landscape. The area surrounding Vibes @ East Coast hosts a blend of established residences, dining and recreation venues, and essential services, all contributing to an ecosystem that supports vibrant retail activity. The six-minute walk to Marine Terrace MRT (TE27) means the development sits comfortably within the catchment zone where public transport users actively seek local shopping and dining experiences rather than travelling further afield.

From a capital appreciation perspective, transport connectivity remains one of the most reliable long-term drivers of property value growth. MRT proximity translates into reduced commute friction for customers and staff, a factor that prospective tenants heavily weight when evaluating lease opportunities. As the East Coast continues to evolve and densification around transport nodes progresses, developments positioned this close to MRT stations typically outperform those requiring longer walking times or vehicle access.

Understanding ABSD for Commercial Property Investors

For Singapore Citizens considering Vibes @ East Coast as a second property investment, the Additional Buyer's Stamp Duty (ABSD) framework applies differently to commercial property than to residential dwellings. Whilst residential second-property purchases incur ABSD at 20%, commercial property ABSD rates are generally lower and subject to their own structure depending on acquisition timing and use classification. Investors should consult a property lawyer or tax advisor to confirm the precise ABSD liability applicable to their specific purchase, as commercial property taxation diverges meaningfully from residential norms and can materially affect the overall acquisition cost and return profile.

Financing Considerations for Commercial Acquisitions

Commercial property financing typically requires more robust business documentation, higher down payments, and more stringent debt-service coverage assessments than residential mortgages. Banks evaluating commercial property loans at Vibes @ East Coast will closely examine tenant strength, lease terms, local market rents, and the borrower's financial position. A purchase priced around S$1.6 million would typically require a down payment of 25–30%, with the balance financed at rates tied to prevailing commercial lending benchmarks. Owner-occupiers should stress-test their business projections against realistic operating expenses and growth assumptions to ensure sustainable loan servicing across various economic scenarios.

Positioning Within the East Coast Commercial Landscape

Vibes @ East Coast enters a mature and competitive commercial district where established retailers, F&B operators, and service providers have built loyal customer bases over many years. Neighbouring shophouses and commercial properties along Katong and Marine Parade roads set a competitive benchmark for rental rates, tenant quality, and capital values. The development distinguishes itself through its specific location on Telok Kurau Road, a thoroughfare with strong foot traffic and a demographically diverse customer base. Prospective investors and tenants benefit from comparing recent transaction evidence from comparable East Coast commercial properties to validate pricing and yield assumptions relative to the broader market.

Suitability Across Buyer Profiles

Vibes @ East Coast appeals to several distinct buyer archetypes. Seasoned investors with experience in small retail operations may view the development as a vehicle to acquire stabilised, cash-generating assets in a predictable neighbourhood. Entrepreneurs launching new ventures or relocating established businesses may find the available units and lease-friendly configurations aligned with their operational needs and expansion timelines. For high-net-worth individuals diversifying across commercial and residential holdings, the East Coast location and MRT proximity offer both income generation and appreciation potential without the concentration risk of single-asset residential purchases. First-time commercial property buyers should seek guidance from experienced brokers and legal advisors before proceeding, as commercial acquisitions involve complexities around tenant underwriting, lease negotiation, and business risk assessment that differ markedly from residential transactions.

Future Outlook and District Evolution

The East Coast precinct has demonstrated resilience and gradual appreciation over multiple property cycles, buoyed by consistent residential demand, leisure activities centred on the coastal strip, and ongoing urban renewal initiatives. Vibes @ East Coast benefits from this established neighbourhood appeal and the predictable foot-traffic patterns that support local retail. Monitor future residential development announcements and transport infrastructure upgrades that could further elevate accessibility and demand in the wider district. Over a medium-to-long-term holding horizon, the combination of MRT connectivity, a stable neighbourhood demographic, and diversified retail demand creates a foundation for measured capital growth and rental resilience at this location.

Frequently Asked Questions

What rental yield can I expect from a shop unit at Vibes @ East Coast if I purchase as an investment?

Commercial retail properties on established East Coast roads typically deliver mid-to-high single-digit gross rental yields, generally ranging from 4–6% annually depending on tenant profile, lease tenure, and local market conditions. Your actual yield will depend heavily on identifying a quality tenant with a proven business model well-suited to the neighbourhood's demographics and foot-traffic patterns. A unit at Vibes @ East Coast secured by a creditworthy F&B or retail tenant operating in the Katong-Marine Parade area may achieve yields towards the upper end of this range. Investors should model conservative occupancy assumptions and factor in maintenance, property tax, and potential vacancy periods to determine net yield realistically.

How do prices per square foot at Vibes @ East Coast compare to recent commercial transactions in the East Coast area?

Commercial property pricing in the East Coast commercial corridor typically ranges from S$3,500 to S$5,500 per square foot, depending on exact location, frontage quality, recent tenant history, and proximity to transport nodes. Units at Vibes @ East Coast, positioned within six minutes of Marine Terrace MRT on Telok Kurau Road, sit within this competitive range and should be evaluated against recent comparable sales or lettings on adjacent streets and nearby commercial blocks. Compare available evidence from similar-sized, similarly-located shophouse transactions completed in the past 12–24 months to validate whether current asking prices reflect fair market value or represent premium positioning based on unique site characteristics. A qualified property agent or valuer familiar with East Coast commercial transactions can provide robust benchmark data specific to your unit configuration.

What is the ABSD impact if I buy a shop unit at Vibes @ East Coast as a second property?

Additional Buyer's Stamp Duty (ABSD) on commercial property differs substantially from the 20% rate applied to residential second-property purchases by Singapore Citizens. Commercial properties typically attract lower ABSD rates or may qualify for specific exemptions depending on the classification, use, and timing of purchase. You must consult a property lawyer or tax advisor to determine the precise ABSD liability applicable to your commercial acquisition, as the rules are complex and vary based on whether the property is intended for owner-use, investment rental, or other purposes. Failing to account for ABSD accurately during financial planning can materially affect your net investment cost and overall return profile, so professional advice at the outset is strongly recommended.

What is the lease tenure at Vibes @ East Coast, and does lease decay affect resale value?

Vibes @ East Coast units are offered on freehold tenure, meaning there is no underlying lease decay risk or depreciation of the property's value over time due to lease shortening. Freehold ownership conveys indefinite legal rights over the land, which provides certainty for long-term investment and removes the complexity of lease extension negotiations or stamp duty costs associated with renewing shorter leasehold interests. This freehold structure is a material advantage for commercial property investors, as it eliminates the future capital expenditure and negotiation challenges that arise when leasehold terms approach their end. Resale value and rental appeal remain insulated from lease decay dynamics, supporting more predictable long-term asset appreciation.

How does proximity to Marine Terrace MRT affect tenant demand and capital appreciation potential?

Marine Terrace MRT station (TE27) lies six minutes' walk from Vibes @ East Coast, positioning the development within the optimal catchment zone where public transport commuters actively seek local retail and dining without travelling further afield. This accessibility is a critical demand driver for retail tenants, as it increases foot traffic from office workers, students, and residents using the station for daily commutes. Properties located this close to MRT nodes typically command rental premiums and attract higher-quality tenant inquiries compared to properties requiring longer walks or vehicle-dependent access. From a capital appreciation perspective, transport connectivity remains one of the most durable long-term value drivers in Singapore real estate; developments well-positioned relative to existing MRT infrastructure have historically outperformed those distant from mass transit over full property cycles.

Is Vibes @ East Coast suitable for different buyer profiles—HNW investors, upgraders, first-timers, or businesses?

Vibes @ East Coast appeals across multiple buyer categories, each with distinct motivations and constraints. Seasoned commercial property investors seeking cash-generating assets in established neighbourhoods may view units as accretive to a diversified portfolio, particularly if tenant quality and lease terms are strong. Owner-operators launching new businesses or relocating operations may find the available space and foot-traffic characteristics well-aligned with their commercial objectives, though they must model business viability carefully before committing. High-net-worth individuals diversifying across property asset classes may see commercial retail as a lower-volatility income generator alongside residential holdings. First-time commercial property buyers should seek expert guidance before proceeding, as commercial acquisitions involve tenant underwriting, lease negotiation, and business risk assessment far more complex than residential purchases; without prior experience, professional brokers and legal advisors are essential partners.

What financing headroom and TDSR implications exist at typical price points for Vibes @ East Coast units?

Commercial property financing at Vibes @ East Coast's typical price point of around S$1.6 million generally requires a minimum down payment of 25–30%, with the balance financed at commercial mortgage rates tied to prevailing bank benchmarks. Banks will scrutinise debt-service coverage ratio (DSCR) far more stringently than on residential mortgages, requiring evidence that rental income or business cash flows comfortably exceed annual debt servicing by a buffer of 1.25–1.5 times or higher. For owner-occupiers, personal income and debt obligations will be assessed under standard Total Debt Service Ratio (TDSR) caps, typically capped at 60% of gross monthly income; the final mortgage quantum depends on your existing debt commitments and employment stability. Stress-test your financing model across multiple interest rate scenarios and conservative rental income assumptions to ensure sustainable servicing over the loan term, particularly during economic downturns or market softness.

How does Vibes @ East Coast compare to nearby competing commercial developments in the area?

The East Coast commercial corridor hosts numerous established shophouse blocks and retail developments competing for tenants and investor capital, particularly along Katong, Marine Parade, and adjacent thoroughfares. Vibes @ East Coast distinguishes itself through its specific positioning on Telok Kurau Road with direct MRT accessibility within six minutes, a locational advantage not all neighbouring properties command. Prospective buyers and tenants should evaluate recent rental and sales activity at comparable nearby properties to benchmark pricing, tenant quality, occupancy rates, and growth trajectories. Some neighbouring developments may offer larger floor plates or premium high-street frontage; others may attract different tenant demographics or support higher rental multiples; your decision should factor these granular differences alongside Vibes @ East Coast's specific unit mix and commercial positioning. Direct comparison of recent transaction evidence and current market rents across the East Coast commercial landscape is essential to validate whether this development represents fair value relative to alternatives.

Which unit stack, floor level, or location within Vibes @ East Coast offers best value for investors?

Ground-floor units at Vibes @ East Coast typically command premium rental rates and attract higher-calibre tenants than upper-floor spaces, as street-level access drives foot traffic and customer accessibility critical to retail success. However, ground-floor units also trade at higher acquisition prices, which may compress rental yield on an unlevered basis depending on price differentials between levels. Mid-rise floors may offer a balance between acquisition cost and rental yield, potentially appealing to yield-focused investors willing to accept lower foot-traffic exposure in exchange for lower entry prices and percentage return improvement. Units with distinct street frontage or corner positioning typically lease faster and command premium rents relative to internal or side-facing spaces. Conduct a detailed yield analysis comparing acquisition price, estimated market rent, and occupancy probability across different floor levels and locations within the development to identify which configuration aligns with your investment return objectives and risk tolerance.

What future supply pipeline or district evolution could affect Vibes @ East Coast's long-term value and rental demand?

The East Coast precinct has maintained stable residential and commercial appeal over multiple property cycles, supported by coastal leisure attractions, mature residential neighbourhoods, and established retail corridors. Monitor urban renewal initiatives, new residential development announcements, or transport infrastructure upgrades in the district that could enhance foot traffic and customer demand within the Katong-Marine Parade catchment. Potential future supply of new retail spaces in the immediate vicinity could intensify tenant competition and compress rental multiples if significant new commercial floor space comes online; conversely, any planned transport upgrades or significant residential infill could enhance accessibility and lift tenant demand. The East Coast's demographic and economic stability suggests resilience in demand over a long holding horizon, though investors should periodically review district trends and competitive activity to ensure their rental assumptions and capital appreciation expectations remain anchored to realistic market conditions.

Shop At 308 Telok Kurau Road — From S$861K