While we’ve yet to see the results from Lentor Modern, we’ve seen from the sales figures of integrated projects like Piccadilly Grand and Pasir Ris 8 that Singaporean’s just love their convenience.
But given the high prices of these projects (you’d surely expect to pay a premium for new builds), are there alternatives out there?
Enter the world of old shopping centres with attached residential components. Some are more famous than others, but for most, you may be surprised that these old malls actually have residential units that you can buy. Don’t expect there to be much facilities (if any), neither would there be the latest shops for you to peruse.
Nonetheless, some of the prices here are more affordable than you think - and there could be further value as these mixed-use plots slowly go en bloc (see Peace Centre). We’ve recently done the freehold version, but if you are looking for even more affordable options, here are some of the oldest malls in Singapore that you can actually stay in:
Table Of Contents
A shortlist filtered by price, size or tenure is a useful way to narrow your options, but it won't tell you which property is the best fit for your finances, lifestyle or long-term plans.
That's where the real evaluation begins: comparing the trade-offs between each option to decide which one makes the most sense for your situation.
Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
1. Bedok Shopping Complex
Location: Bedok Road (District 16)
Developer: Unknown
Lease: 60 years from 1977
Completion: 1977
Number of units: 33
Most Recent Transactions
| Date | Address | Size (Sqft) | Price ($PSF) | Price (S$) |
| 19 OCT 2021 | 302A BEDOK ROAD | 1,216 | 280 | 340,000 |
For most people, seeing the price transactions at Bedok Shopping Complex is always one of shock. The most recent one being a 1,216 sq. ft. unit that transacted in Oct 2021 for a stunningly low $280 psf - that’s just $340,000 total.
As always though, when things seem to good to be true, it usually is. The mystery is cleared up when you find out that the lease is just 60 years, so Bedok Shopping Complex has a remaining lease of just 15 years left.
Nevertheless, this is a small development that isn’t much of a looker. But if you are a foodie, this place has some serious merit. Bedok Marketplace has a lot of food options like Spize, Jalan Tua Kong Ah Lim Meepok Noodle, and Simpang Bedok Hawker Centre. There is also a 24 hour Giant supermarket here, and East Village across the road has various other food outlets as well.
Tanah MRT station on the EW line is about a 9-minute walk away, which is not too bad as well.
2. People’s Park Complex
Location: 1 Park Road (District 1)
Developer: Unknown
Lease: 99-years
Completion: 1973
Number of units: 291
Most Recent Transactions
| Date | Address | Size (Sqft) | Price ($PSF) | Price (S$) |
| 29 JUL 2022 | 1 PARK ROAD #23-XXX | 1,604 | 949 | 1,522,000 |
| 8 JUL 2022 | 1 PARK ROAD #19-XXX | 1,119 | 992 | 1,110,000 |
| 8 JUN 2022 | 1 PARK ROAD #28-XXX | 463 | 1,372 | 635,000 |
| 9 MAY 2022 | 1 PARK ROAD #31-XXX | 1,173 | 1,108 | 1,300,000 |
| 9 MAR 2022 | 1 PARK ROAD #17-XXX | 1,119 | 862 | 965,000 |
We don’t know how long People’s Park Complex will be around; while sufficient approval has been found for an en-bloc, we understand there’s been no takers to date. Nonetheless, we can’t make this list complete without People’s Park Complex, which has long been the number one performing property for sheer rental yield.
(Seriously, we’ve never seen any property seize the number one spot from it, year after year).
There’s no question that this is an old icon in Singapore. At the time it was built, it was Singapore’s largest and first atrium in a shopping centre (that’s how old it is). And here’s an interesting tidbit for you - People’s Park Complex was built at a cost of just $12 million back in those days! (Not accounting for inflation).
Whether you want to rent it out, or live in it yourself, People’s Park Complex is probably the cheapest way to live near the CBD. In July 2022, for instance, a sizeable 1,604 sq. ft. unit transacted for just $1.52 million. In June 2022, a one-bedder here (463 sq. ft.) transacted at the low, low price of $635,000 (and now you know why People’s Park Complex has never been beaten for rental yield).
As an interesting aside, the maintenance fees for People’s Park Complex can be as low as $100 per month, excluding parking (as this is one of the few privately owned car parks still remaining in Singapore).
People’s Park Complex has also got to be one of the most well-connected developments around. It is right across the road from Chinatown MRT station (DTL, NEL), and walking distance to Outram Park MRT station (TEL, EW) and its vast stretch of late-night eateries.
As you might expect, there’s a catch: apart from the hovering risk of an en-bloc sale, People’s Park Complex is run down. To be blunt, the building looks hideous on the inside and out, the elevators have a reputation for breaking down, and the commercial component is dominated by massage parlours (not all of them are seedy though, in fact most are genuine foot reflexology spots).
But if you really must live near the CBD, and you have a tight budget and aren’t fussy, this may be worth a look.
3. Sherwood Towers/Bukit Timah Plaza
Location: 1 Jalan Anak Bukit (District 21)
Developer: Unknown
Lease: 99-years
Completion: 1980
Number of units: 269
Most Recent Transactions
Bukit Timah Plaza was the very first shopping mall in the neighbourhood; and it has the distinction of being the first major mixed-use project located outside the city centre. To clarify, Sherwood Towers is the name of the residential portion of Bukit Timah Plaza.
Note that unlike many of the projects on this list, Sherwood Towers does have a pool, gym, playground, function room, and table tennis; but these are not as grand or lavish as you may find in a full-blown condo. Still, it’s much better than what you’d find in most old mixed-use developments. Also, Sherwood Towers is not build directly on top of the mall component, but adjacent to it – the two are connected via a bridge.
Bukit Timah Plaza certainly is no cutting-edge mall. There’s some food options, tuition centres and the like, but you do have a 24 hour NTUC Fairprice Finest.
Bukit Timah Plaza is also close to Ngee Ann Polytechnic, which is just across the road. The mall at KAP, while small, does have a decent number of eateries, as well as a small cinema. There is also the upcoming Jalan Anak Bukit integrated project to look forward to, and the mixed-use Linq @ Beauty World.
In May 2022, a 1,701 sq. ft. unit here transacted at a mere $1.42 million; a rather low sum for a Bukit Timah property of that size.
4. Thomson Plaza
Location: Marigold Drive (District 20)
Developer: Unknown
Lease: 99-years
Completion: 1979
Number of units: 20
Most Recent Transactions
There are no transactions in 2021 and beyond.
Unlike other condos in this list, the homes linked to Thomson Plaza isn't actually sitting on top of the shopping mall that you may be familiar with. Instead, these are townhouses that are linked to the mall under the name "Marigold Mews". Officially though, they're registered as "Thomson Plaza" under URA records.
Thomson Plaza has been a mainstay in the area for a long time. It’s constantly crowded, as it is the only mall that serves the landed, private condos, and HDB units in the area. It’s here that you’d find numerous food and fast food options, and an NTUC Fairprice Finest. You do have quite a few options for dining here, and so unless you are hankering after a cinema, Thomson Plaza should satisfy the needs for most people.
There’s also the stretch of shophouses along Upper Thomson, where there is quite a number of different food options.
The last time a unit here was sold was in Oct 2018, when a massive 2,960 sq. ft. unit was transacted for just $598 psf or $1.77 million.
While the heavy traffic at Upper Thomson has always been a concern, hopefully the opening of the Upper Thomson MRT station on the TEL line will serve to alleviate the traffic.
5. International Plaza
Location: Anson Road (District 2)
Developer: Unknown
Lease: 99-years
Completion: 1976
Number of units: 210
Most Recent Transactions
| Date | Address | Size (Sqft) | Price ($PSF) | Price (S$) |
| 25 AUG 2022 | 10 ANSON ROAD #49-XX | 1,604 | 1,221 | 1,958,000 |
| 24 MAR 2022 | 10 ANSON ROAD #45-XX | 1,033 | 1,258 | 1,300,000 |
| 23 AUG 2021 | 10 ANSON ROAD #40-XX | 1,033 | 1,142 | 1,180,000 |
| 12 MAY 2021 | 10 ANSON ROAD #39-XX | 1,033 | 1,161 | 1,200,000 |
| 5 JAN 2021 | 10 ANSON ROAD #42-XX | 1,496 | 1,138 | 1,702,000 |
With the modern and sleek Guoco Tower (Wallich Residence) next to it, International Plaza is often an overlooked development in the area. It’s a tough crowd to be able to stand out in, as with all the much newer office buildings around, and even Pinnacle @ Duxton nearby easily overshadows it.
But aside from Pinnacle and Tanjong Pagar Plaza, International Plaza probably represents one of the most affordable places to be living in the CBD area. It was built in 1976, so it is getting on in years. That said, recent prices here are still hovering around the $1,200 psf mark, and this is for a very high 49th floor one too (the lowest floor starts from the 37th anyway!). The development itself is quite feature packed, there are 962 shop units, offices, a strata-titled carpark and a strata-titled swimming pool.
There’s not much to say about the location that you may not already know. It’s next to Guoco Tower so you have nearly direct connectivity to Tanjong Pagar MRT station. Also, the area has a ton of food in and around the shophouses and various malls - so you will definitely never go hungry here.
If you are looking for a unit here, it’s worth noting that International Plaza was put up for collective sale in April 2022 at a reserve price of $2.7 billion.
6. Burlington Square
Location: Bencoolen Street (District 7)
Developer: Unknown
Lease: 99-years
Completion: 1998
Number of units: 179
Most recent transactions
| Date | Address | Size (Sqft) | Price ($PSF) | Price (S$) |
| 4-May-22 | 175B BENCOOLEN STREET #05-XX | 1,152 | 1,198 | 1,380,000 |
| 20-Apr-22 | 175B BENCOOLEN STREET #15-XX | 667 | 1,331 | 888,000 |
| 12-Apr-22 | 175B BENCOOLEN STREET #09-XX | 732 | 1,422 | 1,041,000 |
| 24-Jun-21 | 175B BENCOOLEN STREET #14-XX | 840 | 1,346 | 1,130,000 |
| 14-Jun-21 | 175B BENCOOLEN STREET #07-XX | 936 | 1,281 | 1,200,000 |
Burlington Square is one of those commonly overlooked malls, perhaps because there is a much more famous neighbour next to it - Sim Lim Square.
Out of all the developments on this list, Burlington Square is by far the newest of them all as it was only built in 1998. It’s part of District 7, which is undergoing a significant transformation with Guoco Midtown, The M, and Shaw Towers set to form a new skyline.
While Burlington Square is located a little further from the main action, you can see how there would have to be some form of transformation here in the future. Sim Lim Square, The Bencoolen, Fu Lu Shou Complex, and Albert Centre are all getting on in years.
As of now, Burlington Square still represents one of the more affordable places to own a home in this part of town. The most recent transaction was at $1,198 psf for a 1,152 sq. ft. unit (total price of $1.38 million).
For more on the Singapore private property market, follow us on Stacked. We’ll provide you with in-depth reviews of new and resale properties alike.
A shortlist sorted by one variable is a fast way to narrow your options, but the pick that's cheapest, biggest, or most convenient isn't always the one that fits your situation best.
If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
1 Comments
Don’t be so mean to PPC lah. It is honestly not much worse than Waterway Terraces, which is a good 42 years newer.