Gallery
The building & location
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.
A restored 2½-storey conservation shophouse — retained heritage façade, new roof mezzanine, fully commercial.
| Level | Approved now | By change-of-use application | Not permitted |
|---|---|---|---|
| 1st storeyGround | Shop / retail | Cafe (heating-only)RestaurantBeauty salonOffice | BarSpa / massageShowroom |
| 2nd storey | Office | ShopMedical clinic | HotelSpa / massage |
| Attic | Office | Ancillary | Residential |
| Roof mezzanineNew | Office | Ancillary | Standalone F&B |
Verified per storey on URA SPACE (8 Jul 2026). No averaging. Ground-floor cafe was a temporary permission (lapse 06-Mar-2026, verify) and is heating-only — no cooking / LPG / flue.
Both storeys are commercial-approved, so no ABSD. The swing factor is GST.
Indicative only — confirm stamp duty, GST & apportionment with your lawyer / IRAS.
| Ground floor — passing rent | S$11,000 / mo |
| Upper floors — passing rent | S$7,000 / mo |
| Total gross rent | S$18,000 / mo · S$216,000 / yr |
| Gross yield on S$6.3M | ~3.4% |
| Property tax (flat 10% of AV)ⓥ | ≈ S$21,600 / yr |
| Net yield (after tax & outgoings)ⓥ | ~2.8–3.0% |
Both floors are 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.
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 nearby shophouses have a residential upper floor that triggers ABSD (20–65%). Here both storeys are commercial-approved, so a foreign or corporate buyer pays none.
Approved office mezzanine adds usable area beyond the standard two-storey shophouse envelope.ⓥ
Interchange access plus Tekka Market footfall — a frontage in one of Singapore's most-visited precincts.
Published government plans near this property — the facts, with sources. What they mean for value is a question worth asking.
General market information on this page was last updated on 29 Jul 2026.
| Street | Sold | Tenure | psf (land) |
|---|---|---|---|
| 16 Belilios Lane — this listing | Advertised | 99-yr LH | ~S$6,818 |
| Syed Alwi Road | Feb 2026 | 99-yr LH | S$3,824 |
| Dickson Road | Sep 2025 | 99-yr LH | S$4,255 |
| Cuff Road | Nov 2025 | Freehold | S$4,598 |
| Jalan Besar | Sep 2025 | Freehold | S$5,723 |
| Upper Dickson Road | Dec 2025 | Freehold | S$7,737 |
Land psf on whole-building caveats. The subject is 99-year leasehold — weight the leasehold rows; freehold shown for range. Source: URA REALIS — buyers should verify.
Land nearby 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$6.3M, 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?
Latest valuation S$6.8M (verify); advertised at S$6.3M. How often does a rebuilt, fully-commercial asset come to you below its own valuation?ⓥ
Land, construction and valuation figures are indicative and sourced (URA REALIS; industry restoration rates ~S$400–1,000 psf; PropNex Q4 2025). Historical only — not a forecast, an assurance of returns, or financial advice. Verify independently.
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 resale purchase — commercial adds GST timing. Confirm with your lawyer.
Per-level use, transacted comparables, stamp-duty and yield — the way this page was built. No obligation.
Ask Andrea Goh for my property report