Type

Units

Min Area

Price Range

Other

377 sqft

S$789K

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$789K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$158K on this acquisition.
Located 1 min (70 m) from TE16 Havelock MRT Station.

Price Trends & Rental Yield

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Commercial Shop Investment at Concorde Shopping Centre

Concorde Shopping Centre offers a compelling investment proposition for those seeking exposure to Singapore's commercial real estate market. Located at the intersection of accessibility and established retail demand, the development presents ground floor commercial units within walking distance of Havelock MRT Station, one of the key transport nodes on the Circle Line (CC16) and Downtown Line (TE16).

The positioning near Havelock MRT provides immediate appeal to both owner-occupiers and investors. The station serves as a vital interchange point for residents and workers navigating the Outram and CBD corridors, generating consistent pedestrian traffic throughout business hours and beyond. This geographical advantage historically supports both rental demand and capital appreciation for commercial units, as tenants and buyers prioritise proximity to mass rapid transit infrastructure.

Space and Layout Considerations

Units at the development are configured as ground floor commercial space, typically ranging around 377 square feet. This footprint suits a variety of business models, from professional office consultancies to boutique retail operations and food and beverage ventures. The ground floor positioning offers natural visibility and street-level access, advantageous traits that tenant prospects actively seek when evaluating commercial locations.

The availability of water points adds functional value, expanding the range of operational uses available to potential occupants. This specification reflects the development's design mindfulness towards diverse business requirements, a consideration that enhances rental appeal and tenant retention over time.

Rental Income and Yield Potential

Investors evaluating commercial units at Concorde Shopping Centre should consider the rental income trajectory achievable in this location. The area surrounding Havelock MRT has historically commanded stable rental rates for ground floor commercial space, with yields in the region of 4% to 5% achievable depending on tenant profile, lease duration, and unit-specific characteristics. Monthly maintenance contributions typically range between S$150 and S$200, representing a modest ongoing cost burden against the potential rental receipts.

Lease terms in this precinct commonly extend between three and five years, allowing investors to benefit from predictable income streams whilst remaining positioned to capture market rental adjustments upon renewal. The absence of Goods and Services Tax (GST) on rental income enhances the net yield to investors, a meaningful distinction when comparing returns across different commercial property classes.

Market Positioning and Valuation Context

Commercial property valuations in the Outram and Havelock district reflect the area's established status as a secondary business hub. Units at comparable developments typically command valuations in the range of S$1.9 million to S$2.3 million per square metre, though entry pricing at various properties demonstrates variance based on lease tenure, tenant stability, and specific unit characteristics. Investors should commission independent valuations to establish fair market worth, particularly when assessing pricing relative to replacement cost and comparative unit sales in the immediate vicinity.

The asking prices for units generally reflect discounts to estimated valuations, creating potential entry opportunities for disciplined investors. This pricing dynamic, when combined with stable tenant demand and the transport accessibility afforded by Havelock MRT proximity, contributes to the development's attractiveness within the commercial property investment landscape.

Lease Tenure and Long-Term Ownership Considerations

The lease tenure structure for commercial units at Concorde Shopping Centre represents an important consideration for prospective investors. Many commercial properties in Singapore operate on longer lease tenures, though purchasers should verify the specific remaining lease period applicable to units of interest. The remaining lease tenure directly influences both financing availability and long-term capital retention, as lending institutions apply varying loan-to-value ratios depending on lease expiry timelines.

For investors with a medium to long-term holding horizon, lease tenure assessment should form part of the due diligence process. Units with substantially remaining lease periods typically experience less capital decay and enjoy stronger resale demand, factors that stabilise returns and support exit planning across economic cycles.

Additional Buyer's Stamp Duty Implications

Singapore Citizens acquiring a second residential or commercial property face Additional Buyer's Stamp Duty (ABSD) levied at 20% on the purchase price. For commercial units at Concorde Shopping Centre, ABSD applies only if the purchaser is classified as a residential property buyer acquiring a second property. Commercial investors and those purchasing their first property remain exempt from this duty. When calculating the true acquisition cost of units at this development, second-time residential property buyers must budget for the 20% ABSD surcharge in addition to the base purchase price and standard conveyancing expenses.

Financing and Loan Serviceability

Commercial property financing in Singapore typically permits loan-to-value ratios between 75% and 85%, depending on lender assessment of tenant quality, lease duration, and the borrower's serviceability profile. At prevailing interest rates ranging between 3.5% and 4.5% for commercial mortgages, debt servicing remains manageable for investors with stable income streams. However, prospective buyers should satisfy themselves regarding Total Debt Service Ratio (TDSR) headroom, particularly if combining commercial acquisition with existing residential debt obligations.

Lenders conduct TDSR calculations by dividing total monthly debt obligations by gross monthly income, with the maximum permissible ratio set at 60% for most borrowers. For investors accessing financing at the typical price points encountered in this development, serviceability should present limited constraint for qualified applicants, though individual lender assessment remains determinative.

Comparative Market Context

Commercial units in the Havelock MRT environs compete with offerings at nearby developments including standalone shophouses in the Outram area and units within other established shopping centres. The relative merits of Concorde Shopping Centre units include the established anchor tenants within the centre, shared maintenance infrastructure, and the certainty of ongoing footfall generation from centre management. Comparable developments within 500 metres typically demonstrate similar yield profiles and pricing ranges, though variability exists based on individual unit characteristics and tenant profiles.

Investment Suitability Across Buyer Profiles

Commercial property at Concorde Shopping Centre attracts diverse investor cohorts. Seasoned property investors seeking yield-generating assets with immediate income find appeal in the rental trajectory and central location. First-time commercial property buyers benefit from the transparent pricing and established tenant base, reducing the learning curve associated with commercial real estate acquisition. High-net-worth individuals diversifying across asset classes recognise the inflation-hedging characteristics and stable returns attributable to prime commercial locations near major transport nodes. Upgraders transitioning from residential to mixed portfolios likewise find commercial units accessible through this development's transparent pricing model and established market positioning.

District Supply Pipeline and Future Demand

The Outram and Havelock district continues to attract commercial activity driven by proximity to the CBD and established office corridors. Future supply of new commercial space remains constrained by limited available sites and regulatory frameworks around retail density, supporting the long-term demand trajectory for existing units. As population growth and economic activity concentrate increasingly around mass rapid transit nodes, the structural advantage conferred by Havelock MRT proximity should sustain both rental demand and capital appreciation over multi-year holding periods.

Frequently Asked Questions

What rental yield can investors realistically expect from commercial units at Concorde Shopping Centre?

Commercial units at Concorde Shopping Centre in the Havelock precinct typically deliver rental yields within the 4% to 5% range, calculated on current market rental rates for ground floor commercial space in this district. The yield calculation reflects monthly rental income against the purchase price, adjusted for maintenance contributions which ordinarily fall between S$150 and S$200 monthly. Investors should note that yields vary depending on tenant profile stability, lease duration remaining, and specific unit positioning within the centre, with longer-tenure leases and established office-use tenants generally commanding more conservative yield estimates. The absence of GST on commercial rental income enhances the net yield advantage relative to residential property investment, though prospective buyers should commission independent valuations and tenancy verification to confirm yield assumptions for specific units of interest.

How does per-square-foot pricing at Concorde Shopping Centre compare to recent comparable transactions in the Havelock and Outram area?

Commercial property pricing in the Havelock and Outram corridor reflects the area's established status as a secondary business district with strong MRT connectivity. Per-square-foot valuations for ground floor commercial units typically range between S$1,900 and S$2,300 per square metre, with variance attributable to lease tenure, tenant credit quality, and specific building amenities. Units at Concorde Shopping Centre have historically been positioned at competitive entry points relative to comparable standalone shophouses and retail space in the immediate vicinity, though pricing remains subject to individual unit characteristics and current market conditions. Prospective investors should evaluate current comparable sales evidence through independent commercial property specialists to establish market fairness and identify any pricing variance relative to recent transaction activity in the 500-metre radius surrounding Havelock MRT Station.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing a second property at Concorde Shopping Centre?

Singapore Citizens acquiring commercial units at Concorde Shopping Centre as a second property classify as second-time property buyers and face Additional Buyer's Stamp Duty (ABSD) at 20% on the purchase price. For example, a purchase at S$800,000 would incur ABSD of S$160,000, materially increasing the total acquisition cost beyond the headline price. This duty applies in addition to standard conveyancing expenses, legal fees, and mortgage arrangement costs, all of which must be factored into the investment business case. First-time property buyers and non-residents remain exempt from ABSD, though financial institutions typically assess serviceability across the complete acquisition cost including stamp duty, affecting available leverage and debt serviceability ratios. Prospective second-time buyers should budget conservatively for the 20% ABSD surcharge when evaluating investment returns and financing requirements.

How does remaining lease tenure affect resale value and financing availability for commercial units at this development?

Remaining lease tenure directly influences both the capital retention profile of commercial units and the willingness of financial institutions to advance mortgage financing. Commercial properties with substantially remaining lease periods (typically exceeding 50 years) experience minimal lease decay risk and enjoy stronger investor demand, supporting both resale pricing and capital appreciation prospects. Conversely, units approaching lease expiry encounter reduced loan-to-value ratios from lenders and declining investor interest, as the asset approaches termination of the land-use right. Financial institutions typically apply varying lending parameters based on lease expiry, with longer-duration leases accommodating loan-to-value ratios up to 85%, whilst shorter-duration leases may restrict lending to 60% or lower. Prospective buyers should verify the specific lease tenure applicable to units of interest and assess the remaining lease period against their intended holding horizon, as this factor materially affects both financing accessibility and long-term capital retention.

How does proximity to Havelock MRT Station influence demand, rental rates, and capital appreciation for commercial units?

Proximity to Havelock MRT Station represents a fundamental demand driver for commercial units at Concorde Shopping Centre, as tenant organisations consistently prioritise mass rapid transit accessibility for employee and customer convenience. The station serves as an interchange point between the Circle Line (CC16) and Downtown Line (TE16), providing direct connectivity to the CBD, Marina Bay, and northern residential corridors, which sustains consistent pedestrian traffic and commercial activity throughout the trading day. This transport accessibility historically translates into higher rental demand, more competitive rental rates, and stronger capital appreciation compared to commercial properties located further from MRT infrastructure. Properties within the 400-metre walking radius of major MRT stations have demonstrated more resilient value retention across property cycles, as the structural demand advantage created by accessibility to mass transit typically persists regardless of broader market conditions. Investors evaluating units at Concorde Shopping Centre benefit from this location premium, which supports both immediate rental achievement and longer-term capital growth potential.

Which investor profiles are best suited to commercial property investment at Concorde Shopping Centre?

Concorde Shopping Centre attracts diverse investor cohorts with varying investment horizons and return expectations. Seasoned commercial property investors seeking immediate rental income and inflation-hedging assets find the transparent pricing and established tenant base particularly attractive, enabling straightforward yield calculations and portfolio diversification. First-time commercial property purchasers benefit from the development's established market position and clear rental trajectory, reducing the complexity associated with entry into commercial real estate compared to acquiring standalone retail or office properties. High-net-worth individuals utilising commercial property to diversify away from residential concentration find appeal in the stable returns and capital preservation characteristics of units in prime MRT-adjacent locations. Upgraders transitioning from exclusively residential portfolios to mixed property exposure likewise find commercial units at accessible entry price points within this development. Conversely, operators seeking to owner-occupy specialist retail or office space requiring customised layouts should evaluate whether available units satisfy their specific operational requirements prior to acquisition.

What Total Debt Service Ratio headroom exists for typical commercial property buyers at this development's price points?

Total Debt Service Ratio (TDSR) calculations for commercial property financing at Concorde Shopping Centre typically permit substantial borrowing capacity for qualified investors, as lender assessment focuses on both personal income servicing and rental income generation from the acquired property. At typical purchase prices in the S$700,000 to S$900,000 range, borrowers accessing loan-to-value ratios of 75% to 85% require monthly debt servicing capacity of approximately S$3,500 to S$4,500 depending on prevailing interest rates and loan tenure. Most financial institutions permit TDSR ratios up to 60%, meaning investors with gross monthly incomes exceeding S$6,000 to S$7,500 satisfy basic serviceability requirements without constraint. However, individual lender assessment remains determinative, particularly when commercial acquisition combines with existing residential mortgage obligations or other debt commitments. Prospective buyers should confirm their personal serviceability position with their mortgage broker or financial institution prior to proceeding, ensuring sufficient headroom within the TDSR framework to accommodate interest rate movements and personal circumstances changes over the financing period.

How do nearby competing developments compare to Concorde Shopping Centre in terms of pricing, yield, and tenant demand?

Commercial developments within 500 metres of Havelock MRT include standalone shophouse units in the Outram area, retail space within other established shopping centres, and converted office properties serving boutique and professional uses. Pricing across these competing assets typically aligns within the S$1,900 to S$2,300 per-square-metre valuation range, though individual variance occurs based on building age, amenity standards, and tenant profile stability. Concorde Shopping Centre differentiates through its established shopping centre infrastructure, shared maintenance arrangements, and anchor tenant presence which collectively support consistent footfall and tenant retention compared to standalone or converted properties. Rental yields across competing developments cluster within the 3.5% to 5% band, with variation reflecting tenant quality and lease duration rather than location per se. Prospective investors should conduct comparative analysis of available competing units to establish whether Concorde Shopping Centre offerings deliver superior risk-adjusted returns relative to alternative commercial property opportunities in the Havelock precinct.

Which unit stack positions or floor levels within Concorde Shopping Centre offer optimal value for investors?

Ground floor commercial units at Concorde Shopping Centre command the highest rental appeal and capital value per square foot, as street-level visibility and direct customer access remain essential requirements for most tenant categories including retail, food and beverage, and client-facing professional services. Ground floor positioning typically supports rental rates 15% to 25% above higher-level units within the same development, a premium which accumulates substantially over multi-year holding periods. The ground floor location at Concorde Shopping Centre benefits from direct pedestrian access and the natural visibility afforded by shopfront positioning, characteristics which tenant prospects actively prioritise when evaluating available commercial space. Investors prioritising rental yield and capital appreciation should focus evaluation on ground floor offerings where available, as this positioning delivers superior tenant demand, faster lease achievement, and higher price-per-square-foot outcomes compared to upper-level commercial space. The specific unit location within the ground floor plane, including proximity to the main shopping centre entrance and major circulation routes, further influences both tenant appeal and achievable rental rates.

What is the future commercial property supply pipeline in the Outram and Havelock district, and how might this affect long-term demand for units at Concorde Shopping Centre?

The Outram and Havelock district operates under constrained commercial property supply conditions, as limited available undeveloped sites and regulatory frameworks around retail density concentration limit the pipeline of new competing commercial space. Future residential development in the wider Outram precinct should support ongoing demand for commercial services including retail, food and beverage, professional offices, and personal services, sustaining the rental trajectory for ground floor units at established shopping centres. The structural advantage conferred by Havelock MRT proximity remains durable across multi-year and multi-decade horizons, as Singapore's urban development strategy continues to concentrate commercial activity around mass rapid transit nodes for environmental and accessibility reasons. Investors holding commercial units at Concorde Shopping Centre should benefit from limited new supply competition in the immediate vicinity, supporting rental rate growth over time as tenant demand continues to track population expansion and economic activity concentration in well-connected locations. Historical evidence from comparable MRT-adjacent commercial precincts demonstrates resilient capital appreciation and rental growth across full property cycles, providing confidence in the long-term value retention profile of units at this development.

What lease tenure options are available for commercial units, and how should purchasers assess the implications for their investment horizon?

Commercial units at Concorde Shopping Centre are offered on leasehold tenure with terms that vary by individual unit, typically ranging between 99 years and 999 years depending on the specific property and its original acquisition structure. Prospective buyers must verify the exact remaining lease tenure applicable to any units of interest, as this parameter directly affects financing availability, capital depreciation trajectory, and long-term investment viability. Properties with 99-year leases will eventually approach expiry and experience increasing lease decay as the duration shortens, particularly in the final 30 years when lender appetite diminishes and investor demand declines. Conversely, 999-year leases provide near-perpetual ownership rights and suffer minimal lease decay risk across investor holding periods. For those expecting to hold commercial units beyond 20 to 30 years, lease tenure becomes increasingly material to long-term capital retention strategy. Investors should factor remaining lease duration into their purchase decision and serviceability calculations, particularly when evaluating financing options, as some lenders impose additional restrictions or lower loan-to-value ratios as lease expiry approaches.

Shop Near Mrt, Leased Till Aug 2028 — From S$789K