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Alexis





Alexis Review


Commercial Property Review — District 03

Alexis

Freehold strata retail podium fronting Alexandra Road, anchored by a 293-unit residential catchment.

SGCPI Research Desk
Updated 23 August 2026
356 Alexandra Road, Singapore 159949
FREEHOLD

Street-level view of Alexis, 356 Alexandra Road. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameAlexis
Address356 Alexandra Road, Singapore 159949
DistrictDistrict 03 (Alexandra / Queenstown / Tiong Bahru)
TenureFreehold
Zoning / UseCommercial (Retail / Shop) — ground and podium levels
Built Form6-storey mixed development — retail podium beneath 293 apartments
Land Area / GFA≈21 strata commercial units across the podium levels
Completion Year2012 (TOP)
Nearest MRTQueenstown (EW19), Redhill (EW18)
Key Road AccessAlexandra Road, Commonwealth Avenue, Ayer Rajah Expressway (AYE)
Transacted PSF Range≈S$2,800 – S$3,900 psf (sale)
Sale Price Range≈S$1.1m – S$6.8m per unit
Asking Rent Range≈S$4.50 – S$13.60 psf/month
Occupier BaseF&B, enrichment/education, healthcare, retail and neighbourhood services

Location & Connectivity

Alexis sits along the prominent Alexandra Road frontage in District 03, a city-fringe corridor that has evolved from an industrial belt into a mixed live-work-play precinct. The retail podium wraps the base of the development, giving occupiers dual street frontage onto Alexandra Road and Commonwealth Avenue, with high visibility to both vehicular and pedestrian traffic moving between Queenstown, Redhill and the one-north business cluster.

Public transport access is a core strength. Queenstown MRT (EW19) is roughly a five to seven-minute walk away, with Redhill MRT (EW18) a similar distance in the opposite direction, giving the site effective two-station coverage on the East-West Line. Drivers reach the Central Business District and Orchard Road in under ten minutes via the Ayer Rajah Expressway, while Alexandra Road and Jalan Bukit Merah provide direct surface-street access to Tiong Bahru, HarbourFront and the broader southern corridor.

The immediate catchment blends dense private and public housing with established amenity nodes — IKEA Alexandra, Anchorpoint, Queensway Shopping Centre and Alexandra Village Food Centre are all within a short walk or drive, supplying steady daytime and evening footfall. The one-north research and business park, home to Biopolis and Fusionopolis, sits two MRT stops away and contributes a working population that regularly passes through the Alexandra corridor.

Location of Alexis. Map data: Google Maps, accessed August 2026.

Building & Facilities

Alexis was completed in 2012 as a low-rise, six-storey mixed development combining 293 residential apartments above a commercial podium of roughly 21 strata retail units. The commercial component occupies the ground floor and part of the first storey, with units ranging from compact kiosk-style spaces of under 200 sq ft to larger corner units exceeding 1,700 sq ft suited to F&B or showroom use.

Common infrastructure includes passenger and service lift access, a loading/unloading bay serving the podium, and pedestrian arcades connecting the units to both street frontages. Units are typically handed over in bare-shell or lightly fitted condition, and incoming tenants or owners should budget for fit-out works, including compliance with NEA and SCDF requirements where F&B or education use is intended.

As with any strata-titled commercial component within a larger residential development, prospective buyers should review the Management Corporation Strata Title (MCST) by-laws, the approved use schedule, and any restrictions on operating hours, exhaust ducting, or signage before committing, since the commercial and residential owners share the same MCST and by-law framework.

Unit Types & Floor Plan Notes

The commercial podium at Alexis offers a mix of unit footprints designed to serve both destination retail and convenience-format occupiers. Corner and ground-floor units command the strongest visibility and psf pricing, while smaller upper-podium units suit boutique or service-based tenants with lower footfall requirements.

Kiosk / Compact Retail

≈140 – 260 sq ft

Entry-level units suited to F&B kiosks, specialty retail or beauty/wellness services, with lower absolute quantum and rent.

Mid-Size Shop

≈400 – 700 sq ft

Popular with cafés, enrichment centres and personal-care operators seeking a self-contained frontage unit.

Ground-Floor Corner Unit

≈1,000 – 1,800 sq ft

Dual-frontage units onto Alexandra Road and Commonwealth Avenue, suited to full-service restaurants or flagship retail.

Combined / Strata-Merged Unit

≈2,500 – 3,100 sq ft

Adjoining units combined for larger F&B, healthcare or education operators requiring greater floor plate depth.

Ceiling Height: ≈3.6m to underside of slab, typical of podium retail construction
Floor Loading: ≈5 kN/m², standard commercial retail loading
Handover Condition: Bare shell to lightly fitted, varies by unit
Frontage: Alexandra Road and Commonwealth Avenue, pedestrian arcade access
Loading/Servicing: Shared loading bay at podium rear, service lift access

Investment Case

Alexis presents a scarce freehold commercial-strata proposition on a well-trafficked city-fringe arterial road, a profile that continues to draw both owner-occupiers and yield-focused investors even as pricing has climbed on the back of that scarcity.

What Works

  • Freehold tenure removes lease-decay risk and broadens the eventual buyer pool at resale.
  • Dual-frontage visibility onto Alexandra Road and Commonwealth Avenue supports footfall-dependent trades.
  • Two MRT stations (Queenstown and Redhill) within comfortable walking distance.
  • Built-in residential catchment of 293 units provides a base level of daily demand.
  • Proximity to one-north, IKEA Alexandra and Anchorpoint sustains daytime and weekend traffic.

What to Weigh Carefully

  • Freehold scarcity has pushed psf pricing well above nearby leasehold commercial comparables.
  • Small, fragmented unit sizes limit appeal for large-format or anchor tenants.
  • Shared MCST with the residential component may impose operating-hour or use restrictions.
  • Loading and servicing access is constrained relative to purpose-built retail malls.
  • Rental transactions show a wide psf spread, reflecting inconsistent unit-to-unit demand.

Who This Suits

Alexis is best suited to owner-occupiers running F&B, enrichment, healthcare or personal-care businesses that benefit from a captive residential catchment and steady pedestrian traffic, as well as long-horizon investors prioritising freehold tenure and capital preservation over maximum initial yield. It is less suited to operators needing large contiguous floor plates, heavy loading/logistics access, or anchor-tenant-scale visibility, who may be better served by a purpose-built retail mall or a larger commercial-zoned development elsewhere in District 03.

Frequently Asked Questions

What is the permitted use for commercial units at Alexis?
The commercial units at Alexis are zoned for retail and shop use under the strata commercial component of this mixed development. Typical approved uses include F&B outlets, retail shops, personal-care and beauty services, enrichment and tuition centres, and selected healthcare or clinic operations, subject to URA and relevant agency approvals. Because the commercial podium shares a single MCST with the 293 residential units above, individual units may carry additional restrictions on operating hours, exhaust or ducting works, and signage. Prospective buyers or tenants should verify the specific unit’s approved use category and any by-law restrictions with the MCST and a qualified conveyancing lawyer before signing, particularly for F&B or education use, which typically requires further regulatory sign-off from NEA, SCDF or MOE-linked bodies.
Can foreigners buy a commercial unit at Alexis?
Yes. Singapore’s Residential Property Act restrictions on foreign ownership apply to residential property, not to commercial or retail strata units. Foreign individuals and foreign-owned entities can generally purchase commercial units such as those at Alexis without seeking Singapore Land Authority approval, which is only required for restricted residential property types like landed housing. This makes commercial-strata assets like Alexis relatively accessible to overseas investors compared with condominium units in the same development. That said, foreign buyers should still factor in financing constraints, since local banks may apply more conservative loan-to-value ratios for non-resident borrowers, and should engage a Singapore-based lawyer to handle the conveyancing and any entity-structuring considerations relevant to their home jurisdiction.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase at Alexis?
No. ABSD is levied only on residential property purchases in Singapore, including additional homes bought by citizens, permanent residents and foreigners. Since the units at Alexis under review are commercial-zoned retail units, ABSD does not apply regardless of the buyer’s residency status or existing property holdings. This is one of the key structural advantages of commercial-strata assets over residential ones, particularly for investors who have already used up their ABSD-free residential purchase or who face the higher foreigner ABSD tier. Buyers should note, however, that Buyer’s Stamp Duty still applies to commercial purchases, and should not assume the entire stamp duty bill is waived simply because ABSD is not chargeable.
Is Seller’s Stamp Duty (SSD) a concern when reselling a unit at Alexis?
Commercial property in Singapore is not currently subject to Seller’s Stamp Duty, which applies mainly to residential property sold within a holding period set by MAS and IRAS rules. This gives owners of commercial units at Alexis more flexibility to sell within a shorter timeframe without incurring an SSD penalty, unlike residential owners who must hold for the prescribed period to avoid the duty. That said, buyers should always verify current SSD rules at the point of transaction, since stamp duty frameworks are reviewed periodically by the Singapore government, and rules applicable to commercial assets can change with future policy announcements affecting the broader property market.
How is Buyer’s Stamp Duty (BSD) calculated for a purchase at Alexis?
Buyer’s Stamp Duty applies to all property purchases in Singapore, commercial and residential alike, and is calculated on a tiered percentage of the purchase price or market value, whichever is higher. For a commercial unit at Alexis priced in the region of S$1.1 million to S$6.8 million, BSD would typically fall between roughly 3% and 5% of the transacted value once the marginal tiers are applied, translating to a meaningful line item in total acquisition cost. Buyers should obtain an exact computation from their conveyancing lawyer or use the IRAS BSD calculator before finalising an offer, since the applicable rates and tier thresholds are subject to periodic government revision.
Does GST apply when buying or renting a commercial unit at Alexis?
GST treatment depends on the seller or landlord’s registration status. If the vendor is a GST-registered entity, the sale of a commercial unit at Alexis will typically attract GST on top of the purchase price, payable by the buyer, whereas sales by non-GST-registered individual owners generally do not. Rental income from commercial units is similarly subject to GST if the landlord is GST-registered or required to register due to turnover thresholds. Tenants operating GST-registered businesses can usually claim input tax credits on rent paid. Buyers and tenants should clarify the counterparty’s GST status early in negotiations, as it materially affects the all-in cost of the transaction.
How does financing work for a freehold commercial unit like Alexis compared with a leasehold one?
Because Alexis is freehold, financing is generally more straightforward than for a decaying leasehold asset, since banks are not adjusting loan tenure or quantum for remaining lease years. Commercial property loans in Singapore typically come with lower loan-to-value limits than residential mortgages, often in the region of 70% to 80% depending on the bank, borrower profile and whether the purchase is made in a personal or corporate name. Loan tenures are usually shorter than residential loans, and banks will assess rental income potential alongside the borrower’s financial standing. Buyers should shop financing terms across several banks, as commercial lending packages vary more widely than standardised residential mortgages.
What rental yield can an investor expect from a commercial unit at Alexis?
Based on recent asking and transacted rents, gross yields for commercial units at Alexis have ranged broadly depending on unit size and frontage quality, with smaller, well-located units sometimes achieving higher psf rents than larger units due to stronger demand from compact-format operators. At current sale price levels of roughly S$2,800 to S$3,900 psf against asking rents of S$4.50 to S$13.60 psf per month, gross yields typically work out in the low-to-mid single digits, before accounting for MCST fees, property tax and vacancy periods. Investors should stress-test any yield projection against realistic occupancy assumptions rather than relying solely on the highest recent asking rent seen in listings.
How does the building’s age affect a purchase decision at Alexis?
Completed in 2012, Alexis is now in its early-to-mid teens in building age, which is generally considered a manageable stage for a well-maintained development, particularly one held on freehold tenure where age has no bearing on remaining lease value. Buyers should nonetheless request the latest building condition and maintenance records from the MCST, review the sinking fund balance, and check for any planned or upcoming major repair works such as facade, roofing or lift servicing, since these can translate into special MCST levies. A freehold building’s physical condition matters more for occupier experience and resale presentation than for tenure-linked value decay.
What are the odds of an en-bloc or redevelopment sale at Alexis?
En-bloc prospects for Alexis are considered modest in the near term. As a relatively young freehold mixed development completed in 2012, it does not carry the same redevelopment urgency as an ageing leasehold project approaching lease expiry, and any collective sale would require the consent of both residential and commercial strata owners under the Land Titles (Strata) Act, a coordination hurdle given the mixed-use ownership structure. Freehold status does mean any future en-bloc, should one eventually be pursued, would not need to factor in top-up premiums for lease renewal, potentially making the economics more straightforward decades from now. Buyers today should treat en-bloc upside as a long-term, low-probability consideration rather than a near-term thesis.
What parking and loading facilities are available at Alexis?
Alexis provides basement or podium car park facilities shared between residential and commercial users, along with a designated loading and unloading bay serving the retail podium for goods delivery and servicing. Parking availability for commercial tenants and their customers can be tighter during peak periods given the shared arrangement with residential occupants, so F&B or retail operators expecting high customer footfall should factor in nearby public car parks, such as those at IKEA Alexandra or Anchorpoint, as overflow options. Loading access is functional for standard retail and F&B deliveries but is not designed for heavy trucking or large-scale logistics operations, which should be factored into any operational planning.
What are the typical MCST maintenance fees for a commercial unit at Alexis?
As a strata-titled commercial unit within a mixed development, owners at Alexis pay monthly maintenance fees to the Management Corporation, calculated based on share value, which typically reflects unit size and value relative to the overall development. These fees cover upkeep of common areas, lifts, security, cleaning and the sinking fund for major repairs, and commercial owners generally contribute at a level proportionate to their unit’s footprint rather than a flat rate. Because Alexis is a mixed residential-commercial MCST, fee structures and any special levies should be reviewed carefully in the latest AGM minutes and management accounts before purchase, as maintenance costs directly affect net rental returns.
How liquid is the resale market for commercial units at Alexis?
Resale liquidity for freehold commercial-strata units like those at Alexis tends to be moderate, supported by consistent interest from owner-occupiers and small business owners who value freehold tenure and the built-in residential catchment, but constrained by the relatively small pool of roughly 21 commercial units in the development, which limits comparable transaction data. Corner and ground-floor units with strong dual-frontage visibility tend to transact more readily than smaller or less visible upper-podium units. Sellers should expect a marketing period of several months for a well-priced unit, and should be prepared to benchmark asking prices against recent comparable psf transactions rather than aspirational pricing, given the thin transaction volume typical of small commercial-strata developments.
What types of businesses are best suited to a unit at Alexis?
Businesses that benefit most from a captive residential catchment and steady arterial-road visibility tend to perform well at Alexis, including cafés and casual F&B outlets, bakeries, convenience retail, tuition and enrichment centres, personal-care and wellness services, and small clinics or allied-health practices. The mix of unit sizes accommodates both compact single-operator businesses and slightly larger format concepts that combine adjoining units. Businesses requiring heavy footfall from destination shoppers, large anchor-format retail, or significant logistics and loading capacity are generally better matched to a purpose-built shopping mall or a larger commercial development, given the constrained scale and shared-loading limitations at a mixed-use podium like Alexis.

This article is for general informational purposes only and does not constitute financial, investment, tax or legal advice. Figures marked with “≈” are estimates based on publicly available listing and transaction data and should be independently verified. Prospective buyers and tenants should conduct their own due diligence, including reviewing MCST records, title documents and current URA guidelines, and should consult a qualified property agent, lawyer or financial advisor before making any purchase or leasing decision. Prices, availability and regulations are subject to change without notice.

© 2026 SG Commercial Property Insights. All rights reserved.


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