Ravi Chandran
CBRE today announced the launch of sale of a pair of two adjoining prime 4-storey conservation shophouses by public tender. The pair of two adjoining prime 4-storey conservation shophouses is located at 87 and 88 Amoy Street, in the heart of the CBD.
The two adjoining prime 4-storey conservation shophouses has a combined land area of approximately 5,375 square feet, and a total gross floor area of approximately 14,641 square feet. The site is zoned for commercial usage under the Chinatown (Telok Ayer) Conservation Area in the 2014 Master Plan. It is well-served by a passenger lift and reinforced concrete staircases. Prominently located along Amoy Street, the property enjoys approximately 14 metres of road frontage with high visibility. An open air public car park is located right in front of the property and public on-street parking lots are available along Amoy Street and the adjacent streets.
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Nestled within the “Chinatown – Telok Ayer Conservation Area”, an area that exudes nostalgic charm, the location is home to an eclectic mix of restaurants, local eateries, cafes, bistro bars, gym, showrooms and offices. Situated in the heart of the CBD, the property is strategically located within a 2-minute walk to both Tanjong Pagar and Telok Ayer MRT Stations.
The two adjoining prime 4-storey conservation shophouses also enjoys tremendous footfall from occupiers of neighbouring office buildings and tourists.
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Landmarks nearby include major integrated developments such as Tanjong Pagar Centre, upcoming Frasers Tower, upcoming ASB Tower (former CPF Building) and Ann Siang Hill Park.
Sammi Lim, Director, Capital Markets, CBRE said, “With the flurry of activity in the shophouse market over the past few months, the launch of this property gives buyers another opportunity for consideration. Recent shophouse transactions in the immediate vicinity such as 52, 75 and 77 Amoy Street recorded a price range of $3,500 to $3,944 per square foot, and 21 Boon Tat Street has been recently launched for sale with an asking price of $4,388 per square foot. The guide price for this pair of Amoy Street shophouses, especially one that comes with a lift, at $50 million or $3,415 per square foot over the gross floor area is certainly attractive in comparison.
At this price, this property is one of the most compelling options in the current market. In addition, investors who buy the two adjoining prime 4-storey conservation shophouses will gain from the immediate rental income from the property which currently enjoys full occupancy. Given the strong proposition of this property, we expect buyers who have been waiting at the sidelines to now come forward and evaluate this opportunity seriously.”
The two adjoining prime 4-storey conservation shophouses provide buyers with the added flexibility and creativity to configure the space to suit their own-use requirements or cater to tenants’ needs.
The property commands a strong tenant profile with the entire ground floor being tenanted to a health and fitness group, a multinational corporation office tenant on the second floor, a shipping company and a hospitality group on the third and fourth floors respectively.
“Buyers are now more open to accepting lower entry yields, especially if the shophouses are located in prime locations or come with strong tenant profiles. This is as most buyers take a medium to long-term view, with the expectation that rents and capital will appreciate. Prices for prime conservation shophouses in Districts 1 and 2 have also remained resilient.” added Ms Lim.
As a commercial property, this public tender is open to both locals and foreigners with no Additional Buyer’s Stamp Duty (ABSD) or Seller’s Stamp Duty (SSD) imposed on the purchase of the property.
CBRE is the sole marketing agent for this Public Tender Exercise, which closes on 11 October 2018, Thursday at 3pm.
Paul Ho, the chief mortgage consultant at iCompareLoan said: “Properties such as the two adjoining prime 4-storey conservation shophouses may be bought under personal name, but total debt servicing Total Debt Servicing Ratio (TDSR) will apply on the individual’s income on such purchases. To buy a commercial or industrial property under company name, total debt servicing ratio TDSR also applies on the individual director’s income if the company is an investment holding company or an operating company that is loss-making or does not have sufficient cash flow to servicing the repayment.”
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He added: “To buy a commercial or Industrial property under company name where the company is well established with an existing operating business with strong financials, TDSR may be waived on the individual. However director is usually required to become personal guarantors of the loan the company undertakes. Hence this may affect the director’s other purchases, such as for buying a residential property, due to the loading from the TDSR for guaranteeing a loan.
Some banks even advertise 100 to 120% loan. This is due to a combination of working capital as well as commercial/industrial property loan, but this only applies to company with strong cash flow position. Commercial property is different from residential property and the considerations are more complex and varied though the payoff may be worthwhile for investors.”
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