**Asset Snapshot
Address: Maude Road, Desker Rd Conservation (D8)
Tenure/Type: Freehold, 3-storey conserved shophouse (Commercial zoning; foreigners eligible; no ABSD)
Site/Area: Land ~1,495 sq ft | Built GFA ~3,100 sq ft | Potential GFA up to ~4,485 sq ft (GPR 3.0)
Tenancy: Ground floor leased at S$8,500/mth (to ~mid-2026); upper floors in original condition (value-add ready)
Guide Price: S$9.5M (≈S$3,225 psf on built)
**Why This Deal
Finite Supply, Trophy Status: One of ~6,700 conserved shophouses islandwide; freehold conservation stock is especially scarce and prized for legacy/wealth preservation.
Capital Protection + Upside: Shophouses have shown resilient values through cycles; prime assets in D8 continue to see strong demand from family offices and UHNWIs.
Zero ABSD for Foreigners: Full commercial use broadens buyer pool and exit options.
**Location Alpha (Rejuvenating D8)
Triple-Line MRT: ~300 m to Jalan Besar (DTL), ~400 m to Lavender (EWL), ~650 m to Farrer Park (NEL).
Lifestyle & Catchment: Steps to City Square Mall & Mustafa; adjacent to Rochor/River Peaks (≈960 new units) and the broader Ophir-Rochor/Beach Road growth corridor.
**Value-Add Playbook
Unlock GFA: Rear extension concept (up to 6 storeys behind, subject to approvals) to maximize plot ratio.
Reposition Upper Floors: Co-living / boutique offices / co-working to lift rents and diversify income.
Illustrative Yields:
Current (as-is): ~1.1% gross (ground floor only).
Light spruce & lease-up: ~2.3% gross (upper floors tenanted conventionally).
Reposition + extension: target ~3–4% gross (≈S$29k/mth on stabilization) with potential equity upside from higher valuation.
**Investor Angle
Legacy Asset: Perpetual land value, conservation prestige, and control over value creation.
Flexible Hold Strategies: Stabilize → refinance or package for premium exit; or hold long-term for wealth preservation.
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