Commercial property in Singapore follows a different rulebook from homes. There is no Additional Buyer's Stamp Duty on commercial units, but GST, zoning and permitted use, loan limits and tenant quality decide whether the deal actually works. Kaeden Ong helps owners and investors check those numbers — office, retail, shophouse, F&B and industrial — before an offer is made.
Use and zoning checked first
URA or JTC permitted use, tenure and any change-of-use approval needed — verified before you commit, not after.
The full cost picture
GST treatment, Buyer's Stamp Duty, financing limits, fit-out and holding costs modelled alongside the asking price.
Yield, not just price
Rent, tenancy terms, service charge and realistic vacancy periods, so the net yield you plan on is the one you get.
Property types covered
Office units
Strata offices in the CBD and decentralised business hubs — floor plate, ceiling height, car park ratio and building management all affect rentability.
Retail & F&B
Shop units and F&B spaces where footfall, licensing, grease trap and exhaust provisions matter as much as the rent.
Shophouses
Conservation and non-conservation shophouses, where URA guidelines govern what can be altered and how the upper floors may be used.
Industrial & B1 / B2
Factory, warehouse and business park space, including JTC lease conditions and anchor-user requirements.
How commercial differs from residential
No ABSD
Commercial and industrial property is not subject to Additional Buyer's Stamp Duty, which is why many residential investors look here once their portfolio grows. Buyer's Stamp Duty still applies.
GST applies
Where the seller is GST-registered, GST is payable on the purchase. It can often be claimed back if the buyer is GST-registered — the cash flow timing still needs planning.
Tighter financing
Loan-to-value on commercial property is generally lower than for homes and CPF cannot be used. Your cash requirement up front is materially higher.
General guidance only. Stamp duty, GST and financing rules change — figures are confirmed with your banker, lawyer and tax adviser before you commit.
How a commercial deal is worked through
- 1 Define the brief: own use or investment, budget, cash available, target yield and timeline.
- 2 Shortlist by use class and location, checking zoning, tenure and any restrictions on the unit.
- 3 Model the numbers: price, GST, stamp duty, loan, fit-out, service charge and realistic rent.
- 4 Negotiate, then coordinate lawyer, banker and handover through to completion.
Own a residential property too?
Many commercial buyers are restructuring a residential portfolio at the same time. Start with what your current home or investment unit is worth.
See the selling processQuestions owners ask
Do I pay ABSD on commercial property? No. Additional Buyer's Stamp Duty applies to residential property. Buyer's Stamp Duty still applies to commercial and industrial purchases, and GST may apply where the seller is GST-registered.
Can I use CPF to buy a commercial unit? No. CPF may only be used for residential property, so commercial purchases are funded with cash and a commercial loan. Loan-to-value limits are generally lower than for homes.
Can I run any business from the unit? Only uses permitted by the zoning and lease conditions. URA governs most commercial premises and JTC governs much of the industrial stock. Change of use needs approval and is checked before an offer.
Is a shophouse a good first commercial purchase? It depends on tenure, conservation status and what the upper floors may legally be used for. Those three points change the yield and the exit more than the headline price does.
Read more about the full selling process, Kaeden's track record or get in touch directly.
Talk through a commercial property
No obligation. Kaeden replies personally, usually the same day.
What clients say
"I am both awed by and thankful for Kaeden's impeccable attitude, commitment, dedication, responsiveness and counsel during the course of our long transaction which spanned several months for both our sale and purchase sides. He even went the extra mile for us on multiple occasions and should be highly commended for his work ethic and professionalism. I would definitely recommend him to anyone in search for a trusted and stellar partner."
Mr & Mrs Tan
Changi Rise
"Professional agent. Glad to meet him. Managed to sell for me at a good price and negotiate the best price for my purchase."
Eric
Bukit Batok 394
"Would like to compliment your agents Kaeden Ong and Dean Howard Wong for their professional presentation in Bellewaters and the terrace projects."
Lenz
Bellewaters
Testimonials shared directly by clients of Kaeden Ong 王天财, ERA Singapore.