Why would I buy this instead of a residential property?
The commercial trade-off: no ABSD (a residential 2nd-property purchase at this price would pay 20%+ in ABSD alone), against a 99-year lease with about 85 years remaining — versus a freehold or fresh-lease home. With income secured to 2028, the yield question and the lease question both matter; see the residential-vs-commercial guide for the full comparison.
What is the price and PSF?
S$1,688,888, about S$2,149 psf, for 786 sqft — negotiable.
What is the tenure and remaining lease?
99-year leasehold from 24 January 2013. Remaining lease is approximately 85 years as at 11 Aug 2026 — confirm the exact figure against the title deed before relying on it.
Is the unit tenanted?
Yes — renewed 1 July 2026 to 30 June 2028 at S$6,830/month inclusive of GST. The tenant has been in place 6 years with no payment defaults; this is their second outlet.
What outgoings should I budget for?
Maintenance is approximately S$900+/month and property tax approximately S$500+/month, as advised by the seller — confirm which party bears each under the lease before relying on a net yield figure.
What is the approved use?
The unit was developer-built with F&B infrastructure (town gas, 3-phase power, grease-trap connection, dedicated kitchen exhaust). URA SPACE's own change-of-use check (11 Aug 2026) confirms Shop and Takeaway Foodshop (no dine-in) are allowed without fresh permission -- Restaurant (dine-in) and Massage Establishment/Spa both require a Change-of-Use assessment application, approval not guaranteed. The current tenant offers personal care services (facials, not massage) -- URA's own published guidance on Shop use lists beauty salon and hairdressing salon as included Shop services, supporting the read that this falls under the already-allowed Shop category. Ask for confirmation of the tenant's specific licensing before finalising any re-letting plan.
What stamp duty will I pay?
Buyer's Stamp Duty on the non-residential scale, about S$54,044. No ABSD applies to commercial property. GST may apply if the seller is GST-registered — check the IRAS calculator.
How far is the nearest MRT?
Hougang MRT (North-East Line) is about a 3-minute walk, becoming an interchange with the future Cross Island Line.
What's planned for the area?
A 4.7-hectare site at Hougang Avenue 10/Hougang Central was awarded 14 January 2026 to a UOL Group-CapitaLand consortium for S$1.5 billion — a mixed-use development with an integrated bus interchange and an estimated 2,000+ new homes, commercial component targeted for 2030/2031.
“Every resale here in the last decade lost money”
0 of the last 11 same-address resales here sold above their purchase price — but the unit is tenanted to Jun 2028, six years running, zero payment defaults. Who's actually carrying the 2013 launch premium — you, or the person who sold to you?
“Can I actually sell this again?”
118 transactions on file for this building since its 2013 launch — about nine a year. How many condos in District 19 trade that often?
Why not just buy a residential property instead?
A Singapore Citizen's 2nd residential property at this price pays S$337,777 in ABSD (IRAS rates as of 2026-07-31); this listing pays S$0. Would you rather hand that to IRAS, or put it into the asset?
Indicative answers — confirm figures with your lawyer, URA and IRAS.
