For Sale
Tanjong Pagar · D02
Shophouses for Sale & Rent in Tanjong Pagar, Singapore
Office-worker lunch and after-work trade, restored shophouse rows around Duxton Hill and Tanjong Pagar Road, and sustained institutional interest.
Quick answer
Should I buy or rent a shophouse in Tanjong Pagar?
Buy a shophouse in Tanjong Pagar if you want a long-term heritage asset and can confirm zoning, tenure and conservation constraints up front. Rent if you want Tanjong Pagar frontage for a concept without the capital outlay. Many Tanjong Pagar shophouses are zoned Commercial; others are Residential with Commercial at 1st storey. Zoning drives ABSD, licensing options and financing treatment, so check URA SPACE before you view.
Jump to: shophouses for sale, shophouses for rent, best streets, due diligence.
What to expect
Shophouses in Tanjong Pagar: what to expect
Tanjong Pagar combines CBD office demand with some of the best-preserved shophouse rows, including Tanjong Pagar Road, Duxton Hill, Craig Road, Neil Road and Tras Street. The area sits on the CBD edge, so weekday lunch and after-work trade complements weekend dining.
Buy
Shophouse for sale in Tanjong Pagar
Buyers see Tanjong Pagar as a core CBD-fringe heritage play: strong tenant depth, proximity to the Tanjong Pagar MRT and continued office and mixed-use build-out nearby. Commercial-zoned buildings are the usual target because they avoid ABSD.
Who buys here
- Family offices and private investors
- F&B groups buying their own premises
- Commercial investors seeking office-adjacent yield
Watch-outs
- Compare strata vs whole-building titles carefully
- Check approved rear extensions and attic use
- Noise and licensing sensitivity near residential neighbours
Browse wider inventory: commercial shophouses for sale, conservation shophouses for sale and freehold shophouses.
Rent
Shophouse for rent in Tanjong Pagar
Tenants include F&B operators, wine bars, specialty retail and boutique professional firms who want a character address near the CBD. Upper floors work well as offices; ground floors are contested by restaurants and bars.
Typical tenants
- Restaurants and bars
- Boutique offices and design studios
- Wellness and specialty retail
- Private dining
See our shophouses for rent hub, the F&B licensing and change-of-use guide and HDB shophouses if your brief is an HDB commercial unit.
Compare
Buy vs rent a shophouse in Tanjong Pagar
| Factor | Buy | Rent |
|---|---|---|
| Best for | Long-term owners, investors and operators who want control of the building | Operators who want Tanjong Pagar frontage with lower capital at risk |
| Capital | Whole-building or strata purchase, stamp duty and fit-out | Deposit, fit-out and rent; lease terms set exposure |
| Zoning check | Drives ABSD, financing and what you can licence | Drives whether your concept is permitted at all |
| Flexibility | Illiquid; exit depends on buyer pool and tenure | Lease term and break clauses define flexibility |
| Main risks | Compare strata vs whole-building titles carefully | Rent reviews, reinstatement obligations and licence approval timing |
Where
Best streets for shophouses in Tanjong Pagar
Tanjong Pagar Road
Long conservation frontage with a mix of F&B and boutique offices.
Duxton Hill
Quiet, restored row favoured by wine bars and design tenants.
Craig Road & Neil Road
Residential-commercial blends with Peranakan facades.
Tras Street
Closely linked to the CBD lunch crowd.
Rules
Permitted uses and zoning in Tanjong Pagar
Many Tanjong Pagar shophouses are zoned Commercial; others are Residential with Commercial at 1st storey. Zoning drives ABSD, licensing options and financing treatment, so check URA SPACE before you view.
Permitted use is decided by the Master Plan zoning and URA conservation guidelines, then by agency licensing (for example SFA for food and STB for hospitality). Read our URA conservation buyer manual and the commercial vs residential ABSD breakdown before you offer.
Before you commit
Due diligence checklist for a Tanjong Pagar shophouse
- 1
Confirm zoning and use
Check the Master Plan and URA conservation conditions for the exact lot, not just the street.
- 2
Verify tenure and title
Run a title search through SLA and confirm remaining tenure, easements and any strata arrangement.
- 3
Inspect the structure
Commission a building survey covering party walls, roof, drainage, termite history and approved extensions.
- 4
Check approvals
Confirm GFA, attic and rear-extension approvals match what is built; unapproved works become your problem.
- 5
Review leases
For tenanted buildings, read the leases, rent review terms and any reinstatement duties before pricing the asset.
- 6
Plan licences
For F&B, bar or hotel concepts, confirm licensing and fire-safety feasibility before committing.
Money
Financing and stamp duty pointers
Financing
- Commercial and mixed-use property loans usually carry lower loan-to-value and shorter tenors than residential loans; confirm current bank policy.
- Banks value on use and income as well as land and GFA, so a signed lease helps.
- Ask early whether the bank will lend against conservation or strata-subdivided titles.
Stamp duty
- Non-residential property attracts Buyer's Stamp Duty but not ABSD; residential-zoned property can attract ABSD.
- Mixed-use buildings are assessed by zoning and use, so confirm treatment with IRAS or your lawyer.
- Rates and rules change; check the IRAS stamp duty page before you exercise an option.
Related: investing in conservation shophouses.
Data
Price and rent data sources
We do not publish a single averaged price or rent because it would mislead. Verify figures against these primary sources (checked November 2026).
- URA REALIS and Property Market InformationCaveat-lodged and reported transactions, rental contracts and price indices for non-residential property.
- URA Master Plan and conservation guidelinesZoning, conservation area boundaries and permitted-use conditions for a specific address.
- IRAS stamp dutyBuyer's Stamp Duty and ABSD treatment of commercial versus residential property.
- Singapore Land Authority (SLA)Title, tenure and ownership searches via INLIS.
- Singapore Food Agency (SFA)Food shop licensing requirements for F&B concepts.
Inventory
Example shophouse listings near Tanjong Pagar
For SaleAdvisory
Looking for a shophouse in Tanjong Pagar?
Tell us if you want to buy or rent, your use and budget, and we will share open and off-market options with the relevant zoning and tenure checks done.
Talk to a specialist
Enquire about shophouses in Tanjong Pagar
Shophouses in Tanjong Pagar: frequently asked questions
Are shophouses in Tanjong Pagar subject to ABSD?+
Only if the property is zoned residential, or the residential portion is the main component. Fully commercial-zoned shophouses are treated as non-residential for stamp duty, but confirm with IRAS and a lawyer because mixed-zone buildings are common.
Is Tanjong Pagar better for buying or renting a shophouse?+
It works for both. Buyers prize the CBD-fringe scarcity and tenant depth, while operators renting frontage benefit from weekday trade. Which is right depends on capital, concept, and how long you want the address; our team can model both side by side.
How much does a shophouse for sale in Tanjong Pagar cost?+
There is no single price for Tanjong Pagar. Whole-building shophouses are priced on tenure, land and floor area, conservation grade, zoning, condition and frontage, so quantum varies widely between buildings. Check recent caveats and transactions on URA REALIS, then ask us for a comparable set for the specific street and tenure you are considering. Figures on this page are qualitative guidance, last reviewed November 2026.
How much is a shophouse for rent in Tanjong Pagar?+
Rent depends on frontage, floor level, size, fit-out condition and permitted use. Ground-floor street frontage usually commands more than upper floors or back lanes. Use URA rental statistics for context, then verify signed rents with a leasing agent. We do not quote a single rent for Tanjong Pagar because asking and signed rents often differ.
Is there a residential shophouse for sale or rent in Tanjong Pagar?+
Some shophouses are zoned Residential or Residential with Commercial at 1st storey, and some can be lived in; others are strictly commercial. Residential-zoned purchases can attract ABSD and foreign-ownership rules, and residential rentals must meet minimum rental period and occupancy rules. Check the Master Plan zoning and speak to a lawyer before assuming residential use.
Is a conservation shophouse in Tanjong Pagar better than an HDB shophouse?+
They are different products. Conservation shophouses are privately owned heritage buildings, often freehold or long-leasehold, with URA conservation constraints. HDB shophouses are HDB commercial units with lease and eligibility conditions. See our HDB shophouses guide if that is your brief; this page covers private conservation and commercial shophouses.
Can foreigners buy a shophouse in Tanjong Pagar?+
Eligibility turns on zoning and title. Non-residential (commercial) property is generally open to foreign buyers, while residential property is restricted and attracts ABSD. Mixed-zone shophouses need a case-by-case check with a lawyer, IRAS and the Singapore Land Authority.