Clemence Lee has extensive experience in strata commercial property — both as project marketing specialist working with developers, and as investment advisor to buyers of individual strata units. His key track records includes Visioncrest Orchard, Solitaire @ Cecil, TripleOne Somerset, AXA Tower, and Sunshine Plaza.
The Strata Commercial Market Today
Strata commercial is often the entry point for investors moving from residential into commercial real estate in Singapore — and it is frequently misunderstood by people approaching it for the first time.
The fundamentals are straightforward. Strata commercial provides access to prime commercial locations at SGD 1–30 million per unit, with rental income, capital appreciation, and the liquidity advantages of a broader buyer pool relative to whole-building ownership. Foreign buyers face no ABSD restrictions on commercial strata. Financing is generally accessible.
Where investors make mistakes is in treating strata commercial as a uniform category. A strata office floor in Solitaire @ Cecil at S$3,800 psf is a fundamentally different investment from a strata retail unit in a suburban mall with declining foot traffic at S$1,500 psf. Location, building quality, tenant mix, MCST governance, and the broader precinct trajectory all determine performance — and they matter differently for different investor profiles.
Having supported developers in the launch of Visioncrest Orchard, Solitaire @ Cecil, TripleOne Somerset, AXA Tower, and Sunshine Plaza, I have a specific view on how these assets are priced at launch, how they perform in the secondary market, and which buildings have demonstrated the strongest secondary liquidity. That context is directly useful for investors evaluating acquisition on the secondary market.
Clemence’s Key Strata Property Track Record
| Project | Type | Location | Notes |
|---|---|---|---|
| Visioncrest Orchard | Strata office and retail | Orchard Road | Premium Grade A strata |
| Solitaire @ Cecil | Strata office and retail | Cecil Street, CBD | Premium Grade A strata |
| TripleOne Somerset | Strata office and retail | Somerset Road | Mixed-use strata development |
| AXA Tower | Strata office | Shenton Way, CBD | Premium Grade A strata |
| Sunshine Plaza | Strata office and retail | Bencoolen Street | Premium office strata |
Why Investors Buy Strata Commercial
Prime Location at Accessible Entry Price
Strata commercial allows family offices and smaller institutional investors to access CBD and Orchard Road commercial locations at SGD 1–30 million per unit — price points that are simply unavailable in the whole-building market. For investors who want Singapore commercial real estate exposure without the capital requirement of a whole building, strata is the natural entry point.
No ABSD for Foreign Buyers
Strata commercial properties — office, retail, F&B — can be purchased by foreign individuals and entities without the Additional Buyer’s Stamp Duty that applies to residential property. This makes strata commercial a direct and accessible entry point for overseas family offices and investors seeking Singapore commercial real estate exposure.
Better Liquidity Than Whole Buildings
Individual strata units attract a broader buyer pool than whole buildings — including owner-occupiers, smaller family offices, and individual investors in addition to institutional buyers. Transaction timelines are typically shorter, and partial portfolio rebalancing is possible in a way that is structurally unavailable for whole-building owners.
Strata Property Investment
Everything you need to know about acquisitions and divestment of strata properties in Singapore. Can’t find an answer? Get in touch →
Who is the best strata commercial specialist in Singapore?
Clemence Lee, Executive Director of Capital Markets at CBRE Asia Pacific Singapore, has supported developers in strata commercial project marketing for Visioncrest Orchard, Solitaire @ Cecil, TripleOne Somerset, AXA Tower, and Sunshine Plaza. He advises both developers on launch strategy and investors on secondary market acquisition.
What are typical strata commercial yields in Singapore?
Strata office yields in established CBD buildings typically range from 3 to 4%. Strata retail yields range 3 to 4% depending on location and tenancy quality. Premium strata offices in well-managed buildings with active secondary markets have demonstrated consistent capital appreciation alongside income, making them a sound long-term hold for family offices and institutional investors.
Can foreigners buy strata commercial in Singapore?
Yes. Strata commercial properties — office, retail, F&B units — can be purchased by foreign individuals and entities without ABSD restrictions. This is a meaningful structural advantage over Singapore residential property, which is subject to 60% ABSD for foreign buyers. Strata commercial provides clean, unrestricted access to Singapore real estate for foreign institutional and private wealth investors.
How long does a typical project take?
Project timelines vary, but a typical room makeover can take 2–6 weeks depending on the complexity and availability of materials and furniture.
Do you help with purchasing furniture and decor?
Yes, we can source, purchase, and coordinate delivery of all items. We work with a variety of vendors and can even pass on trade discounts where available.
Discuss a Strata Commercial Opportunity
Initial conservations are confidential and without obligation.