Type

Units

Min Area

Price Range

Other

4500 sqft

S$11.5M

Property Highlights

Landed development with 1 unit currently available.
Prices currently start from S$11.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$2.3M on this acquisition.
Located 3 min (240 m) from DT23 Bendemeer MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Premium Retail Opportunity on Jalan Besar Main Road

Jalan Besar Main Road Shophouse presents a compelling acquisition for investors and entrepreneurs seeking a well-located commercial property in one of Singapore's established retail precincts. Positioned along the main thoroughfare of Jalan Besar, this shophouse benefits from the organic foot traffic and commercial vitality that characterise this historic business corridor. The property's prime location ensures visibility and accessibility that are essential for retail success and brand presence in the neighbourhood.

The shophouse offers a generous built-up area of 4,500 square feet, delivering substantial flexibility for various commercial uses. Whether configured as a traditional retail outlet, food and beverage establishment, professional office space, or mixed-use venture, the generous dimensions accommodate contemporary retail layouts and operational requirements. This adaptability makes the property attractive to a broad spectrum of potential tenants and end-users, strengthening its revenue-generating capacity and long-term investment appeal.

Connectivity and Accessibility

Proximity to public transport significantly enhances the property's utility and commercial prospects. Situated just three minutes' walk—approximately 240 metres—from Bendemeer MRT Station on the Downtown Line (DT23), the shophouse enjoys seamless connectivity to central Singapore and surrounding regions. This convenient access facilitates customer visits, employee commuting, and supply chain logistics, collectively reducing operational friction and broadening the potential customer base for any commercial tenant.

The Downtown Line connection is particularly valuable, as it links directly to key commercial and residential clusters across the island. Prospective tenants and customers can reach the property swiftly from Marina Bay, Outram, and other high-density employment centres, making the location attractive for service-oriented businesses and retail concepts dependent on footfall and convenience.

Investment Prospects and Market Positioning

The Kallang and Bendemeer district continues to experience steady urban renewal and infrastructure investment, supporting both commercial and residential property values. The area's mix of established businesses, growing food establishments, and emerging boutique concepts creates a dynamic commercial environment with demonstrated tenant appetite and pricing resilience.

For investors evaluating the property as a revenue-generating asset, the main road location and MRT adjacency position it favourably within the broader market. Rental yield potential is strengthened by the consistent demand for ground-floor retail and commercial space in accessible, well-serviced locations. The property's size and configuration appeal to both small independent operators and larger retail chains exploring secondary high-street locations with lower entry costs than premium central business district alternatives.

Market Context and Comparative Positioning

Shophouse investments along established main roads in Singapore have historically demonstrated resilience and capital appreciation, particularly in neighbourhoods undergoing urban renewal. Jalan Besar's established commercial identity, combined with improving transport links and residential densification in surrounding precincts, supports a compelling medium to long-term appreciation thesis.

Properties of comparable size and location in the broader Kallang precinct have attracted competitive interest from both owner-operators and portfolio investors. The transparency of commercial rental rates and the documented demand for flexible retail space in accessible locations provide confidence in forward revenue projections and investment underwriting.

Operational and Tenant Considerations

The property's substantial footprint permits modern retail configurations, including dedicated customer areas, storage, and ancillary facilities. This operational flexibility reduces tenant adaptation costs and broadens the universe of potential occupiers, from independent retail concepts to established F&B or service brands seeking secondary-location expansion.

Proximity to supporting infrastructure—utilities, public parking, and neighbouring commercial activity—enhances operational convenience and tenant attractiveness. The established neighbourhood context means reliable utility supply, developed road access, and a pre-existing customer awareness of the commercial precinct, factors that reduce tenant ramp-up periods and vacancy risk during transitions between occupiers.

Ownership and Financing Considerations

Prospective purchasers should engage qualified financial advisers to model financing structures and assess debt serviceability relative to projected rental income. Commercial property financing typically operates under different criteria than residential mortgages, reflecting the income-generating nature of the asset and the creditworthiness of tenant operators.

For investors acquiring a second or subsequent property, Additional Buyer's Stamp Duty (ABSD) implications require careful planning. Singapore Citizens purchasing a second residential property currently face an ABSD rate of 20% on the purchase price, though certain exemptions and reliefs may apply depending on the property's classification and the purchaser's specific circumstances. Commercial properties may be assessed differently, and specialist tax advice is strongly recommended prior to commitment.

Future Development and Area Trajectory

The Kallang district, encompassing the broader Bendemeer area, continues to benefit from strategic infrastructure investment and urban densification initiatives. Ongoing rejuvenation of the precinct, including improvements to public spaces and commercial facilities, supports sustained investor confidence and end-user appeal.

The shophouse's positioning on a main commercial road—a relatively constrained supply category in inner-ring Singapore—provides inherent scarcity value. As commercial land becomes increasingly consolidated into larger developments and corporate chains, independent main-street retail properties maintain distinct appeal to owner-operators and niche investors seeking direct control over their assets and operations.

Jalan Besar Main Road Shophouse represents a direct, tangible commercial asset with demonstrated income-generation potential, strong accessibility, and positioning in a neighbourhood with clear structural support for rental demand and capital appreciation. Serious investors should commission independent professional valuation, tenant market analysis, and legal due diligence to substantiate investment theses and ensure alignment with personal investment objectives and risk tolerance.

Frequently Asked Questions

What rental yield can investors realistically expect from this Jalan Besar shophouse?

Rental yield for main-road commercial properties in the Bendemeer–Kallang precinct typically ranges between 3% and 5% gross, depending on tenant profile, lease length, and specific operational use. This shophouse's prominent position and 4,500 sqft footprint make it attractive to both independent retailers and small food and beverage operators, both of which historically command stable rents in established commercial strips. However, actual yield will depend on current market rents for comparable units (usually quoted per sqft per month), the calibre of tenant secured, and lease incentives required during the occupancy cycle. Prospective investors should commission a commercial real estate agent's market report to obtain current comparable rents in the immediate vicinity and stress-test income projections under different tenant scenarios.

How does per-square-foot pricing for this property compare to recent shophouse transactions on Jalan Besar?

Recent transactions on Jalan Besar for shophouses of similar scale and condition typically trade in a range reflecting location prominence, lease structure, and asset condition. Without access to a live database of comparable recent transactions, potential buyers should engage a commercial property valuer or agent to obtain a detailed market report benchmarking this property's asking price against verified arm's-length sales of similar units within the past 12–18 months. This comparative analysis is essential for investment decision-making, as perceived pricing relative to comparable units directly impacts both immediate equity position and future appreciation potential. The property's proximity to Bendemeer MRT and frontage on the main road generally commands a premium relative to properties in secondary locations within the district.

What ABSD implications should a Singapore Citizen purchasing this as a second property consider?

Singapore Citizens purchasing this property as a second residential property are currently subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price, alongside standard Buyer's Stamp Duty (BSD) on the first S$180,000 and progressively higher rates on amounts above that threshold. For a property in the S$11.5 million range, ABSD would represent a significant acquisition cost, and overall stamp duty could exceed S$700,000. However, commercial or shophouse properties may receive different tax treatment depending on their primary classification and intended use; a property classified and operated primarily as a commercial retail or F&B space rather than residential may fall outside ABSD scope. Purchasers must seek specialist tax advice from a qualified accountant or legal adviser to confirm applicable ABSD liability and explore any available exemptions or reliefs before committing to a purchase.

Does this shophouse carry lease decay risk, and how might that affect future resale value?

The specific lease tenure of this property—whether Freehold, 999-year, or 99-year leasehold—directly impacts long-term capital appreciation and resale attractiveness. If the property holds a 99-year leasehold, buyers should be aware that as the lease term declines, the asset's market value typically diminishes due to reduced investor confidence and financing constraints that lenders impose on shorter-lease properties. Commercial properties on shorter leases face particular financing headwinds, as institutional lenders and investment funds often decline mortgages on leasehold commercial assets with fewer than 70–80 years remaining. Prospective purchasers must confirm the exact lease tenure and remaining term from the title documents; if a 99-year lease is in place, obtain a professional valuation that explicitly models lease decay assumptions and future saleability across different remaining-term scenarios. Freeholds and long-dated 999-year leases eliminate this concern and typically command higher valuations and better financing terms.

How does proximity to Bendemeer MRT Station drive demand and capital appreciation for this property?

MRT adjacency is among the strongest drivers of commercial property valuation and tenant demand, as it dramatically expands the addressable customer base and facilitates employee access and supply-chain logistics. The three-minute walk to Bendemeer MRT Station (DT23) places this shophouse within the highly desirable 'MRT catchment' zone, typically defined as properties within 400–500 metres of a station. This connectivity materially increases foot traffic, reduces customer friction, and attracts tenant operators seeking high-accessibility locations. Historically, main-road commercial properties within three minutes of an MRT station have demonstrated superior rental resilience and capital appreciation relative to similar properties in secondary locations or further from transit. As the Downtown Line continues to serve strategic residential and employment nodes across Singapore, sustained ridership growth and downstream residential development in the broader Bendemeer–Kallang precinct are likely to reinforce demand for accessible retail and commercial space, supporting sustained valuation uplift over the medium to long term.

Which buyer profiles—HNW, upgrader, first-time investor, or portfolio investor—is this property best suited for?

This shophouse appeals most strongly to established property investors, small-business owner-operators, and high-net-worth individuals seeking direct, tangible commercial assets with transparent rental economics. Portfolio investors comfortable with active tenant management and familiar with commercial real estate underwriting typically find main-road shophouses attractive, as they generate steady income, offer operational control, and are relatively liquid in market downturns compared to residential property. Owner-operators—for example, established food-and-beverage entrepreneurs or retail proprietors—are also well-suited, as they can occupy the space directly, eliminate landlord–tenant intermediation, and capture full operational upside. First-time property investors without commercial real estate experience should proceed cautiously, as commercial properties require different financing, valuation, and management expertise than residential dwellings; partnership with an experienced commercial agent or adviser is strongly recommended. High-net-worth individuals seeking diversification and inflation-hedging assets often view main-road commercial property as a lower-volatility alternative to equity or residential investment, particularly given the transparency of rental markets and the scarcity of prime retail locations in accessible areas.

What TDSR and financing headroom should a typical buyer model at this price point?

Total Debt Servicing Ratio (TDSR) regulations apply to both residential and commercial property financing, though commercial lenders often employ slightly different frameworks depending on whether financing is structured as a secured business loan versus a traditional mortgage. For a property at the S$11.5 million price point, a buyer financing 50–60% of the purchase price (after downpayment, stamp duty, and acquisition costs) would face debt service obligations of approximately S$360,000–S$450,000 annually at current interest rates of 4.0–4.5%. Banks typically require monthly loan servicing to not exceed 60% of gross monthly income for TDSR compliance, implying a buyer needs gross annual income of approximately S$720,000–S$900,000 to comfortably service such a mortgage alongside other liabilities. However, if the property is acquired as an investment and financed against projected rental income, lenders may apply different criteria—some will allow 70–80% of projected gross rent to be credited toward debt servicing, potentially improving serviceability. Prospective buyers should obtain preliminary mortgage pre-approval from multiple lenders, model realistic rental assumptions with a professional agent, and engage a mortgage adviser to optimize financing structure and assess headroom for rate rises or rental softness.

How does this Jalan Besar shophouse compare to other competing commercial properties in Kallang or Bendemeer?

The Jalan Besar corridor competes with other established main-road commercial strips in the broader Kallang–Bendemeer district, including properties along Sungei Road, Lavender Street, and secondary roads within the precinct. This shophouse's primary competitive advantage is its main-road frontage and direct MRT accessibility, which are relatively scarce attributes in the secondary commercial market. Competing properties in converted shophouses, small retail strata units, or secondary-road locations often trade at lower per-sqft prices but typically sacrifice visibility and foot-traffic exposure, limiting tenant appeal and rental potential. The 4,500 sqft format is substantial for a single shophouse and larger than many competing units, providing tenant flexibility that smaller properties cannot match. Properties in purpose-built modern retail centers (such as newer shopping complexes) in the same district may offer contemporary finishes and lower operational complexity but typically command significant holding costs (common area maintenance, property tax) and inflexible lease terms. For investors prioritising rental yield and capital appreciation combined with operational simplicity, this main-road shophouse typically compares favourably to more fragmented or secondary-location alternatives.

Are certain floor levels or unit stack configurations in this shophouse preferable for investment value?

For commercial shophouses, the ground floor is universally the most desirable and highest-yielding configuration, as it captures maximum pedestrian traffic, optimal retail visibility, and convenience for walk-in customers. Ground-floor units typically command rental premiums of 20–40% relative to upper floors in multi-storey shophouses and are easiest to finance and resell. If this property comprises multiple storeys (common for main-road shophouses), upper floors are typically let to service providers, professional offices, or storage operators and command correspondingly lower rents. However, if the entire 4,500 sqft is a single ground-floor unit or an integrated multi-storey shophouse operated as one tenancy, the unified scale and flexibility are significant advantages. Mixed-occupancy scenarios (ground-floor retail plus upper-floor office or residential) introduce operational complexity and may dilute investment purity unless carefully structured with separate legal titles. Prospective buyers should obtain detailed floor plans and a current tenancy schedule to understand the property's current stack configuration, mix of tenant types, and potential for operational optimization or repositioning. Ground-floor commercial space remains the gold standard for retail and F&B concepts and commands the strongest rental resilience.

What is the future supply pipeline for commercial retail in this Kallang district, and how might it affect values?

The Kallang district, including the broader Bendemeer–Lavender precincts, continues to experience selective residential densification and infrastructure improvement, but large-scale new commercial retail development has been limited in recent years. The scarcity of new ground-floor retail space in accessible, main-road locations means competition from new supply is relatively muted—most new commercial space is concentrated in centralised shopping malls or purpose-built retail centers away from main roads, rather than traditional shophouses. However, urban redevelopment and conservation initiatives in the precinct could, over time, lead to building improvements, street frontage enhancements, and broader commercial revitalisation that would support property valuations and rental growth. Conversely, if major retail anchors or shopping complexes are developed within a short walking distance, they could cannibalize foot traffic and tenant demand from established main-road properties. Prospective buyers should monitor the Urban Redevelopment Authority (URA) Master Plan and any gazetted development projects in the immediate vicinity to understand the long-term supply and development context. The scarcity of main-road commercial shophouse space relative to persistent tenant demand, combined with the difficulty of assembling land for new development in this mature precinct, suggests favourable long-term supply–demand dynamics supporting sustained or appreciating valuations.

Shophouse At Jalan Besar — From S$11.5M