_Property Bites Episode 4: Singapore's Historic Shophouses
Speakers:
Hector Tan | hector.tan@sg.knightfrank.com | +65 6228 7337
Mary Sai | mary.sai@sg.knightfrank.com | +65 6228 6886
Edited Transcript:
Q: For those unfamiliar with this property class, how can you describe what shophouses are?
A shophouse is a building that comprise of both residential and commercial aspects. Traditionally they were owned mostly by families who owned shops on the lower ground and used the upper floors for dwellings or letting to tenants. These days, shophouses are no longer mixed-use and are either used fully for residential or commercial.
Q: Given the historic significance of shophouses, what would be the average age of these buildings?
The older historic shophouses were built in the 1940s or 1950s, the youngest building being built in the 1960s.
Q: In the previous two quarters, popular conservation areas including Little India, Kampong Glam, Tanjong Pagar and Desker Road saw in increase in transactions. These transactions are rather high in value as well, with almost half of them priced at $4 million and above. The asking price could even be up to $4500 psf. Do you see this as an increasing trend over the next few years?
Many owners who list their shophouses for sale put up a hopeful price. Their properties tend to be in prime locations - Districts 1 and 2 - such as Telok Ayer or Club Street. They attempt to match the prices of the strata offices in the CBD area. Prices of shophouses are quite resilient and have been trending over the past few years. At the moment, prices have been consolidating especially with the pandemic. Buyers are worried about the letability of the space, with the increasing number of people working from home and more.
Q: Would it be safe to say even though some shophouses are classified as residential, their value is pegged to the pricing commercial buildings in the vicinity?
It depends on the land in which the property lies. In Singapore we have the Master Plan 2019 zoning. Certain properties sit on a mixed zone area where the upper floors are for residential use and the lower floors are for commercial use. Others sit on a fully commercial zone where both upper and lower floors are for commercial use.
The upper floors (residential use) of properties that sit on a mixed zone are subjected to ABSD and sellers stamp duty. This additional tax plays a big part in the buyers’ decision.
Q: Does maintenance cost increase with the age of the shophouse?
If the property has recently been refurbished, maintenance shouldn’t be an issue. We do occasionally see minor fixtures that require capital expense, but they tend to occur only perhaps after few years.
Q: There are different types of shophouses scattered throughout Singapore, some of which are in the popular conservation areas mentioned before while others could be in the heartlands such as Serangoon Road. Is the price of the shophouse always determined by its location?
Location plays a big part, shophouses in the Central areas are incredibly popular because of their proximity to commercial buildings. F&B outlets want to be in the vicinity of these office buildings and tenants want office locations in the area as well.
For properties outside of the central area, buyers are willing to buy into property that are close to MRT stations, the availability of parking in the area as well as development in the area with various amenities.
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