A restored 2½-storey conservation shophouse — retained heritage façade, new roof mezzanine, fully commercial.
How to read this. Each small dot is one recent sale nearby, plotted by price per square foot (12 sales). The gold dot is this unit's asking price per square foot. The tick marks the median, so half the sales sold for more and half for less. A dot to the left of gold sold for less per square foot. It compares price per square foot only: it does not account for floor, view, condition or renovation, and it is not a valuation.
Actual caveats near the subject, median S$5,183 psf. See each sale. Source and date are with the table below.
| Ground floor — passing rent | S$11,000 / mo |
| Upper floors — passing rent | S$7,000 / mo |
| Total gross rent | S$18,000 / mo (owner-advised; terms at viewing) |
| Gross yield on S$6,299,999 | ~3.4% gross at asking · ~3.1% after property tax |
| Property tax (flat 10% of AV)ⓥ | ≈ S$21,600 / yr |
| Net yield (after tax & outgoings)ⓥ | ~2.8–3.0% |
3.43% gross at asking (S$6,299,999)
At your price: 3.43% gross (S$216,000 a year ÷ your price, before costs)
The ground floor and the upper floors are both tenanted — S$18,000/mo, no void from day one. Commercial property tax is a flat 10% of Annual Value; whole building, so no MCST. Passing rents as advised by owner (verify); confirm AV with IRAS. Tenancy terms (lease end, break clause, deposit) are the seller's documents and are shared at viewing.
Yield basis (CEA): gross yield = annual rent as stated above (passing or projected, per the stated basis) ÷ the stated asking price; net yield is after property tax (a flat 10% of Annual Value), MCST/service charge and outgoings. These are historical/indicative, not a forecast or a guarantee of return — verify the tenancy and the IRAS Annual Value independently before relying on them.
Many shophouses in the area have a residential upper floor that triggers ABSD, the Additional Buyer's Stamp Duty (20–65%). Here all four levels are commercial on URA SPACE (1st storey shop; 2nd storey, attic and roof mezzanine office), so a foreign or corporate buyer pays none.
Interchange access plus Tekka Market footfall — a frontage in one of Singapore's most-visited precincts.
S$18,000/mo (owner-advised) ÷ ~2,120 sqft floor area (approx., measured from plans). URA commercial rental statistics by street, 2026Q3, 25th–75th percentile (checked 27 Oct 2026).
Rates = 3-month compounded SORA 1.27% (MAS, 23 Oct 2026) + an assumed 1-2% bank spread; 75% loan is an assumption (bank practice, not an MAS limit). Property tax 10% of Annual Value (IRAS), AV assumed = rent in place x 12. Illustration only; your bank's quote decides.
Approved office mezzanine adds usable area beyond the standard two-storey shophouse envelope.
| Level | Approved now | By change-of-use application | Not permitted |
|---|---|---|---|
| 1st storeyGround | Shop / retail | RestaurantBeauty salonTakeaway foodshopMedical clinicOfficeHotelResidentialCafe: URA's temporary permission lapsed 6 Mar 2026 unless renewed (confirm) | BarNightclubSpa / massageShowroomChildcareIndustrialStudents' hostel |
| 2nd storey | Office | ShopRestaurantHotelResidentialServiced apartmentGymLaundromat | BarNightclubSpa / massageShowroomChildcareIndustrial |
| Attic | Office | ShopRestaurantHotelResidentialServiced apartmentGymLaundromat | BarNightclubSpa / massageShowroomChildcareIndustrial |
| Roof mezzanineNew | Office | ShopRestaurantHotelResidentialServiced apartmentGymLaundromat | BarNightclubSpa / massageShowroomChildcareIndustrial |
URA SPACE change-of-use check, 16 Oct 2026 (all four levels re-checked). Latest planning decision: Written Permission 12 Nov 2024 (additions and alterations, change of use shop to cafe at 1st storey, 2nd storey and roof mezzanine as office). That permission is temporary: the 1st-storey cafe use lapsed on 6 Mar 2026 unless renewed in writing, Works completed: BCA Certificate of Statutory Completion dated 24 Dec 2024. Any renewal of the cafe permission is being confirmed. Uses marked 'apply' need a Change of Use application and are not guaranteed. Subject to URA's approval. Lists show the main uses only; the full URA SPACE list is available on request.
General views of the building and location via Google Maps (Street View / satellite) — illustrative only; they show the property and its surroundings, not a staged interior. Real photos to follow.
Floor areas are approx., measured from the URA-approved A&A plans by us (27 Oct 2026): footprint 21.2 m x 3.9 m ≈ 83 m² (title land 85.8 m²); 2nd storey less the airwell and open roof; mezzanine = office bay plus two stores (5.5 m² and 6.0 m²), voids excluded. Total ≈ 2,120 sqft, not certified GFA. Plans watermarked; click to enlarge.
Distances via OneMap; ratings via Google Places, indicative and subject to change.
Tap a category to see just those pins on the map.
OneMap-routed distances/times; ratings via Google Places, indicative and subject to change.
Times are indicative — weekday 08:30 for public transport (OneMap routing); drive times are off-peak, no live traffic — both vary with actual conditions.
| Street | Sold | Tenure | psf (land) |
|---|---|---|---|
| Belilios Lane — this listing | Advertised | 99-yr (1995) | ~S$6,818 |
| Syed Alwi Road | Feb 2026 | 99-yr (1999) | S$3,894 |
| Syed Alwi Road | Feb 2026 | 99-yr (1999) | S$3,754 |
| Dickson Road | Sep 2025 | 99-yr (1930) | S$4,255 |
| Kerbau Road | Jun 2023 | 99-yr (1995) | S$3,926 |
| Belilios Lane | Jun 2023 | 99-yr (1995) | S$3,200 |
| Serangoon Road | Sep 2022 | 99-yr (1995) | S$6,467 |
| Cuff Road | Nov 2025 | Freehold | S$4,598 |
| Jalan Besar | Oct 2025 | 999-yr | S$5,768 |
| Upper Dickson Road | Dec 2025 | Freehold | S$7,737 |
| Serangoon Road | Sep 2026 | Freehold | S$7,979 |
| Syed Alwi Road | Mar 2026 | Freehold | S$12,431 |
| Syed Alwi Road | Sep 2025 | Freehold | S$8,221 |
Land psf, URA caveats (URA commercial transactions e-service, checked 27 Oct 2026); lease start year in brackets. This lease runs from 1995 (about 67 years left); Syed Alwi Road's from 1999 (about 72 left); Dickson Road's from 1930 (about 3 left). The asking psf is above all three same-1995-lease sales; the strip below uses the 99-year sales only (freehold and 999-year rows are for reference). Belilios is newly renovated: URA Written Permission 12 Nov 2024 for additions and alterations (new roof mezzanine, change of use), BCA Certificate of Statutory Completion 24 Dec 2024. Caveats do not record the condition of the units sold. Buyers should verify.
All four levels are commercial on URA SPACE, so no ABSD. The swing factor is GST.
Indicative only — confirm stamp duty, GST & apportionment with your lawyer / IRAS.
| Claim | Figure | Where it holds | Source |
|---|---|---|---|
| Private-sector retail space vacancy was 7.0% in 2Q 2026, up 0.6 points from 6.4% the quarter before (SingStat). | 7.0% | island | SingStat, available and vacant commercial/industrial space (private sector) [1] · as at 2026-11-01 |
| For resale retail space, average psf for freehold went from $1,659 to $3,737 (+125.26%) between 1995 and 2026, against $1,173 to $2,751 (+134.53%) for leasehold. 2026 is a part-year. The averages mix ages, locations and sizes. | 125.26% | island | PropNex Investment Suite ProTrend, generated 30 Sep 2026 · as at 2026-09-30 (indicative) |
Figures are quoted or counted from the sources shown, at the narrowest scope they support -- never an unqualified 'only'.
Land on the surrounding streets trades ~S$4,600–7,700 psf — ~S$5.1M for this plot. Restoring a conserved shophouse runs ~S$600–900 psf → ~S$1.7–2.5M, over 9–14 months. So what would it cost to recreate this — versus S$6,299,999, already done?ⓥ
As the broader shophouse market cooled to a decade-low volume, Little India rose +8.2% — 24 sales, S$183M. If capital concentrated here while the rest slowed, where do you think the next one prices?
Land and construction figures are indicative and sourced (URA REALIS; industry restoration rates ~S$400–1,000 psf; PropNex Q4 2025) — Andrea's own personal view, historical only, not a forecast, an assurance of returns, or financial advice. Any restoration or rebuild remains subject to the relevant conservation authorities' approval. Verify independently.
Published government plans near this property — the facts, with sources. What they mean for value is a question worth asking.
URA retail price index sat at 105.5 in Q3 2026 (+1.1% QoQ, +5.8% YoY) (URA via data.gov.sg).
URA retail rental index printed 81.2 in Q3 2026 (+1.4% YoY) (URA via data.gov.sg).
SingStat's Retail Sales Index printed 102.6 in Aug 2026 (+0.7% YoY).
Who actually lives here — this subzone, Census 2020.
How to read this. The line in the middle is the Singapore average, set to 100. A bar to the right means more of that age group live in this area than the national share (idx 113 means 13% more); a bar to the left means fewer (idx 78 means 22% fewer). The percentage is that group's share of local residents. Residents are not the same as the people who would visit or work here, and the figures are from Census 2020.
~0% of Rochor households span 3 or more generations (indicative — OneMap Census 2020).
Does this age mix match the trade you're considering?
General market information on this page was last updated on 1 Nov 2026.
The real number, what it means here, and the question it leaves you with.
Indicative answers — confirm figures with your lawyer, URA and IRAS.
Not quite the one? A few more from the current collection in a similar bracket — happy to walk you through any of them.
For buyers who haven't transacted before: the resale journey, stage by stage.
Indicative for a non-residential resale purchase — GST timing and any ABSD depend on the specific unit; see the numbers section above. Confirm with your lawyer.
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