The short answer
Before buying a Singapore shophouse, verify the title and tenure, URA zoning and conservation status, approved use of each floor, structural and façade condition, party-wall and five-foot-way arrangements, tenancies and licences, outstanding tax and enforcement, and total restoration costs. Use a lawyer, architect and valuer.
- Checks
- 15 across title, URA, structure
- Biggest swing
- Approved vs actual use
- Hire
- Lawyer, architect, valuer
- Timing
- Within option exercise period
Last reviewed 5 November 2026. Rates and rules cited reflect IRAS, MAS, SLA and URA publications as last checked on 5 November 2026; always confirm current figures on the issuing agency's website before you sign. General information only, not legal, tax, or financial advice.
Request every URA approval, tenancy agreement and licence, then compare them with what is built.
1. The checklist
| Area | Check | Source / who |
|---|---|---|
| Title | Registered owner, encumbrances, caveats, mortgages | SLA title search, lawyer |
| Tenure | Freehold, 999-year, 99-year; commencement date and residual | Title documents |
| Zoning | Master Plan zoning and plot ratio | URA Master Plan |
| Conservation | Conservation status, façade, roof and rear obligations | URA conservation guidelines |
| Approved use | Use per floor: retail, F&B, office, residential, serviced | URA written permission, lawyer |
| Written permissions | Past change-of-use and additions and alterations approvals | URA, architect |
| Structure | Roof, timber floors, party walls, damp, termite | Structural engineer, surveyor |
| Five-foot way | Public right of passage must stay clear | URA, lawyer |
| Unauthorised works | Rear extensions, mezzanines, partitions, rooftop structures | Architect, BCA records |
| Tenancies | Leases, rent, deposits, options to renew, arrears | Seller, lawyer |
| Licences | F&B, SFA, fire safety and other licences | Tenants, relevant agency |
| Tax | Property tax arrears, GST status of seller | IRAS |
| Enforcement | Outstanding notices from URA, BCA, SCDF, NEA | Lawyer, agencies |
| Utilities and services | Drainage, grease traps, ventilation capacity | Engineer |
| Valuation | Bank and independent valuation vs price | Valuer |
2. URA shophouse guidelines and allowable use
Under URA's conservation framework, a shophouse's allowable use depends on its Master Plan zoning, conservation status and the written permissions on record. Many conservation shophouses permit commercial use on the ground floor with other uses above, but this varies by street and building, so read the URA guidelines and check the permitted use of each floor before you rely on a use in your numbers.
Check also that past conversions, such as a shop becoming a restaurant, office or short-stay use, were approved. Use that was never approved can become the next owner's problem.
3. The three checks that most often change the price
- Approved use versus actual use: a restaurant on a floor approved for storage is a compliance bill
- Conservation obligations: restoration scope can be material on older terraces
- Structural condition of party walls and timber elements
4. Red flags that justify walking away
- Seller cannot produce approvals for visible alterations
- Open enforcement notices that transfer to the new owner
- Residual lease shorter than your financing and hold plan
- Use you require is not permitted and URA will not support a change
- Valuation materially below the price with no clear explanation
5. Timing and who to hire
Build the diligence period into the option, typically through its exercise window. Instruct a lawyer early, and appoint an architect or engineer who has worked on conservation buildings. See the URA conservation buyer manual and F&B change-of-use guide for use-specific checks.
Sources
Next step: see the ABSD breakdown, the URA buyer manual and live conservation shophouses for sale.