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The building & location
Google Street View / aerial imagery, illustrative — real listing photos and a walkthrough video are pending and will replace these.
31 tenanted retail units across Basement, Level 1 and Level 2 of a completed mall — rent lands from day one. ~4 min via a sheltered overhead link to Nicoll Highway MRT.
Most strata malls sell a single unit here and there. Here, all 31 units the seller holds across Basement, Level 1 and Level 2 are on the market together — pick a single entry-level unit, or take a themed cluster if you're deploying larger capital.
Several beauty, wellness and café operators trading in the building carry Google ratings of 4.7–5 stars with hundreds of reviews each (checked within 600m — some are inside City Gate itself). A tenant base that already draws repeat custom lowers the re-leasing risk on day one.
A Level 2 overhead link connects City Gate directly to Nicoll Highway MRT — roughly 4 minutes on OneMap's walking route, under cover the whole way. Bugis MRT (East-West + Downtown Lines) is a second interchange about 12 minutes on foot.
Aurea, the redevelopment of the former Golden Mile Complex roughly 250m along Beach Road, is building 188 homes on a fresh 99-year lease from Nov 2024, pricing from ~S$2,750 psf. TOP is targeted Q2 2029 — a higher-spending catchment forming right beside a podium that is already built and earning.
Basement, 484 sqft (S$2,600 psf) — the lowest quantum in the portfolio. Three units share this exact size and price.
Basement, 635 sqft, Chinese TCM tenancy, S$1,651,000 — the highest yield of the 23 lease groups on offer. Portfolio blended average is ~2.6%; see the full unit-by-unit breakdown and yield basis below.
Level 2, café + playground combined, S$11,952,000 (S$3,200 psf) — sold as one unit. The single biggest quantum on offer, suited to a larger-capital buyer.
Picked from the seller's price list and rent roll, both updated 22 Jan 2026, and independently recomputed here — an earlier AI-drafted strategy note in the property folder had misstated two OTHER units' yields (6.53%/6.73%) by attributing a shared lease's full rent to one unit alone; that error does not affect the pick below. Confirm current availability with Andrea before offering.
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.
| Level | Size | Price | PSF | Status |
|---|---|---|---|---|
| Basement | 484 sqft | S$1,258,400 | S$2,600 psf | Beauty Svcs |
| Basement | 495 sqft | S$1,287,000 | S$2,600 psf | Counselling Svcs |
| Basement | 495 sqft | S$1,287,000 | S$2,600 psf | Beauty Svcs |
| Basement | 484 sqft | S$1,258,400 | S$2,600 psf | Beauty Svcs |
| Basement | 484 sqft | S$1,258,400 | S$2,600 psf | Tuition |
| Basement | 635 sqft | S$1,651,000 | S$2,600 psf | Chinese TCM |
| Level 1 | 624 sqft | S$2,620,800 | S$4,200 psf | Beauty Svcs |
| Level 1 | 463 sqft | S$1,944,600 | S$4,200 psf | Health & Wellness |
| Level 1 | 474 sqft | S$1,990,800 | S$4,200 psf | Beauty Svcs |
| Level 1 | 614 sqft | S$2,578,800 | S$4,200 psf | Health & Wellness |
| Level 1 | 474 sqft | S$1,990,800 | S$4,200 psf | Beauty Svcs |
| Level 2 | 646 sqft | S$2,454,800 | S$3,800 psf | Bakery |
| Level 2 | 614 sqft | S$2,333,200 | S$3,800 psf | Health & Wellness |
| Level 2 | 592 sqft | S$2,249,600 | S$3,800 psf | Health & Wellness |
| Level 2 | 570 sqft | S$2,166,000 | S$3,800 psf | Chinese TCM |
| Level 2 | 538 sqft | S$2,044,400 | S$3,800 psf | Health & Wellness |
| Level 2 | 538 sqft | S$2,044,400 | S$3,800 psf | Health & Wellness |
| Level 2 | 506 sqft | S$1,922,800 | S$3,800 psf | Health & Wellness |
| Level 2 | 581 sqft | S$2,207,800 | S$3,800 psf | Beauty Svcs |
| Level 2 | 3,735 sqft | S$11,952,000 | S$3,200 psf | Café + Playgroundsold as one combined unit |
| Level 2 | 635 sqft | S$2,413,000 | S$3,800 psf | Café |
| Level 2 | 495 sqft | S$1,881,000 | S$3,800 psf | Hair Salon |
| Level 2 | 506 sqft | S$1,922,800 | S$3,800 psf | Hair Care |
| Level 2 | 614 sqft | S$2,333,200 | S$3,800 psf | Health & Wellness |
| Level 2 | 614 sqft | S$2,333,200 | S$3,800 psf | Health & Wellness |
| Level 2 | 581 sqft | S$2,207,800 | S$3,800 psf | Café |
| Level 2 | 463 sqft | S$1,759,400 | S$3,800 psf | Café |
| Level 2 | 463 sqft | S$1,759,400 | S$3,800 psf | Pediatric Therapy |
| Level 2 | 441 sqft | S$1,675,800 | S$3,800 psf | Pediatric Therapy |
| Level 2 | 463 sqft | S$1,759,400 | S$3,800 psf | Pediatric Therapy |
| Level 2 | 441 sqft | S$1,675,800 | S$3,800 psf | Pediatric Therapy |
Every unit currently offered, individually priced — unit numbers are withheld from marketing (privacy rule) but shared with qualified buyers. Prices per the seller's price list updated 22 Jan 2026 — verify current availability with Andrea before offering.
Google Street View / aerial imagery, illustrative — real listing photos and a walkthrough video are pending and will replace these.
Google Places ratings and OneMap distances, indicative. Grouped for a retail-investment/owner-occupier read: transport, the residential catchment above and around, and the existing trade cluster this portfolio sits inside.
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) |
|---|---|---|---|
| City Gate Shoppes — this listing, tenanted & earning now | Advertised | 99-yr LH fr 2014 | S$2,600–S$4,200 |
| Aurea (residential, ~250m) former Golden Mile Complex · TOP Q2 2029 | Preview 2026 | 99-yr LH fr Nov 2024 | ~S$2,587–S$3,696 (residential) |
No standing commercial-strata comps sale was independently verified for this exact micro-market at time of writing — treat as a manual caveat, not a benchmarked psf. Aurea below is shown for QUANTUM AND TIMING contrast only (new-launch residential next door vs. completed, tenanted commercial here) — not a like-for-like psf comparison across different asset classes. Verify any transaction on URA REALIS.
188 homes on a fresh 99-year lease from Nov 2024, TOP not until Q2 2029. City Gate's own retail podium is already built, tenanted and collecting rent today — no multi-year wait for income to start.
~8,001 weekday and ~7,939 weekend bus-stop arrivals within 400m (LTA, directional proxy — not an on-site headcount), shaped by dinner-hour weekday peaks and lunch-hour weekend peaks. That rhythm fits the existing café, F&B and wellness tenant mix rather than a pure 9-to-5 office crowd.
Buying vacant retail means sourcing tenants before any rent lands. Every unit here already has one. The work of finding an operator, negotiating a lease and fitting the space out has already happened.
Decentralised strata offices have also resold below their launch-era pricing in recent years. When roughly one in nine office floors sits empty and one in sixteen shop floors does — which queue would you rather be in?
Today's entry here is S$2,600-4,200 psf, with tenants already in place. The buyer who overpaid was the 2014 one. Twelve years of price discovery later — who do you think absorbed that correction, you or them?
A block of interchangeable office floors has one lever against 100 identical neighbours — rent lower. These units carry distinct trade fit-outs and running tenancies (TCM, bakery, pediatric therapy, beauty). When your unit is a fitted suite with a tenant already inside, what exactly does the empty unit downstairs undercut?
Sourced, past-tense market data. Not a forecast, an assurance of return, or financial advice — verify independently before relying on any figure.
Indicative only — confirm stamp duty, GST & apportionment with your lawyer / IRAS.
| Basement — 484 sqft (Beauty Svcs) | S$1,258,400 · rent S$3,400/mo · ~3.24% yield |
| Basement — 495 sqft (Counselling Svcs) | S$1,287,000 · rent S$3,118/mo · ~2.91% yield |
| Basement — 495+484 sqft, 1 combined lease (Beauty Svcs) | S$2,545,400 combined · rent S$7,000/mo · ~3.30% yield |
| Basement — 484 sqft (Tuition) | S$1,258,400 · rent S$3,000/mo · ~2.86% yield |
| Basement — 635 sqft (Chinese TCM) | S$1,651,000 · rent S$4,763/mo · ~3.46% yield |
| Level 1 — 624 sqft (Beauty Svcs) | S$2,620,800 · rent S$6,552/mo · ~3.00% yield |
| Level 1 — 463 sqft (Health & Wellness) | S$1,944,600 · rent S$4,700/mo · ~2.90% yield |
| Level 1 — 474 sqft (Beauty Svcs) | S$1,990,800 · rent S$4,200/mo · ~2.53% yield |
| Level 1 — 614 sqft (Health & Wellness) | S$2,578,800 · rent S$5,800/mo · ~2.70% yield |
| Level 1 — 474 sqft (Beauty Svcs) | S$1,990,800 · rent S$4,000/mo · ~2.41% yield |
| Level 2 — 646 sqft (Bakery) | S$2,454,800 · rent S$5,168/mo · ~2.53% yield |
| Level 2 — 614+592 sqft, 1 combined lease (Health & Wellness) | S$4,582,800 combined · rent S$9,800/mo · ~2.57% yield |
| Level 2 — 570 sqft (Chinese TCM) | S$2,166,000 · rent S$4,088/mo · ~2.26% yield |
| Level 2 — 538+538+506 sqft, 1 combined lease (Health & Wellness) | S$6,011,600 combined · rent S$11,470/mo · ~2.29% yield |
| Level 2 — 581 sqft (Beauty Svcs) | S$2,207,800 · rent S$4,300/mo · ~2.34% yield |
| Level 2 — 3,735 sqft, café + playground combined | S$11,952,000 · rent S$24,600/mo · ~2.47% yield |
| Level 2 — 635 sqft (Café) | S$2,413,000 · rent S$5,000/mo · ~2.49% yield |
| Level 2 — 495 sqft (Hair Salon) | S$1,881,000 · rent S$4,500/mo · ~2.87% yield |
| Level 2 — 506 sqft (Hair Care) | S$1,922,800 · rent S$4,800/mo · ~3.00% yield |
| Level 2 — 614+614 sqft, 1 combined lease (Health & Wellness) | S$4,666,400 combined · rent S$10,800/mo · ~2.78% yield |
| Level 2 — 581 sqft (Café) | S$2,207,800 · rent S$5,000/mo · ~2.72% yield |
| Level 2 — 463 sqft (Café) | S$1,759,400 · rent S$3,500/mo · ~2.39% yield |
| Level 2 — 463+441+463+441 sqft, 1 combined lease (Pediatric Therapy) | S$6,870,400 combined · rent S$11,000/mo · ~1.92% yield |
Every one of the 31 units carries an existing tenancy per the seller's rent roll (updated 22 Jan 2026) — grouped below by its actual lease (some neighbouring units share one combined lease, shown as one row). Gross yield = annual rent ÷ asking price for that unit/group. Individual-unit yields run roughly 1.9%–3.5%; the portfolio-wide blended average (total rent ÷ total price, all 31 units) is ~2.6%. These are point-in-time figures from the source rent roll — confirm current occupancy, arrears and lease status before relying on them.
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.
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 104.4 in Q2 2026 (+0.8% QoQ, +4.0% YoY) (URA via data.gov.sg).
URA retail rental index printed 80.6 in Q2 2026 (+1.5% YoY) (URA via data.gov.sg).
SingStat's Retail Sales Index printed 97.3 in Jun 2026 (+4.0% YoY).
Kallang has an estimated ~39,200 resident households (~8,600 condo, ~400 landed) (SingStat GHS 2025).
Who actually lives here — this subzone, Census 2020.
21.3% of employed residents in Kallang earn S$10,000+/month (idx 118, above SG avg).
~6.6% of Kallang households span 3 or more generations (indicative — OneMap Census 2020).
Income here runs above the Singapore average — what does that change about the price point this catchment supports?
Where does this catchment shop?
Bugis Street is 827m away — on the street, not inside it.
Community read: a nearby mall is usually convenience, not competition — the trades that hold in its shadow are daily-needs and familiar staples, not novelty.
Which of these three positions is this unit actually in, and does the rent reflect it?
General market information on this page was last updated on 29 Aug 2026.
The real number, what it means here, and the question it leaves you with.
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HDBFor 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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