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.
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.
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.
Photography to follow. Below are the URA-approved A&A plans — watermarked; click to enlarge.
| 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.
Distances via OneMap; ratings via Google Places, indicative and subject to change.
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) |
|---|---|---|---|
| 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.
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.
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).
Who actually lives here — this subzone, 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?
Where does this catchment shop?
City Square Mall is 671m 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.
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.
Investor Numbers Pack. A named report with your numbers — no pitch, no obligation.
Send me the Investor Numbers PackPer-level use, transacted comparables, stamp-duty and yield — the way this page was built. No obligation.
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