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Jun Xin Building Review

Jun Xin Building Review
Commercial Property Review — District 07

Jun Xin Building

A rare 999-year freehold-equivalent corner asset on North Bridge Road, next door to Raffles Hotel

SGCPI Research Desk Updated August 2026 402 North Bridge Road, Singapore 188722 999-YR LEASEHOLD

Street-level view of Jun Xin Building, 402 North Bridge Road. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameJun Xin Building
Address402 North Bridge Road, Singapore 188722
DistrictDistrict 7 — Beach Road / Bugis / Rochor
Tenure999-year leasehold
Zoning / UseCommercial, Downtown Core Master Plan zone
Built Form6-storey corner commercial building, dual frontage
Land Area / GFA≈3,268 sq ft land / ≈17,729 sq ft GFA (plot ratio 4.2)
Completion Year≈1990
Nearest MRTEsplanade (CC3), Bras Basah (CC2), City Hall (NS25/EW13), Bugis (DT14/EW12)
Key Road AccessNorth Bridge Road, Seah Street, Beach Road, Nicoll Highway / ECP
Transacted PSF Range≈S$3,900 – S$4,000 psf on GFA (whole-building basis)
Sale Price Range≈S$68 million – S$72 million (whole-building guide quantum)
Asking Rent Range≈S$6.50 – S$9.50 psf/month (ground floor commands premium)
Occupier BaseF&B, cafés, halal-certified eateries, small offices and services tenants

Location & Connectivity

Jun Xin Building sits on a corner plot at the junction of North Bridge Road and Seah Street, directly adjacent to the Raffles Hotel and within the historic Bras Basah–Bugis civic district. This is one of the more tightly held commercial pockets of the Downtown Core, framed by hospitality landmarks, cultural institutions, and a dense weekday office population that spills over from the Beach Road and City Hall corridors. Few free-standing commercial buildings of this size come up for sale in this exact micro-location, which underpins much of the asset’s appeal.

Connectivity is a genuine strength. Esplanade (CC3) and Bras Basah (CC2) stations are both within a few minutes’ walk, while City Hall (NS25/EW13) and Bugis (DT14/EW12) extend reach across four MRT lines within roughly a kilometre — a rare degree of rail redundancy for a single address. Motorists benefit from direct frontage onto North Bridge Road and Seah Street, with Beach Road and the Nicoll Highway/ECP providing fast onward access to the CBD, Marina Bay, and the East Coast.

The immediate surrounds are thick with amenities: Raffles City, Bugis Junction, Suntec City, and the National Library are all a short stroll away, alongside a cluster of hawker centres, cafés, and hotels that keep footfall high throughout the day and into the evening.

Location of Jun Xin Building. Map data: Google Maps, accessed August 2026.

Building & Facilities

Jun Xin Building is a compact six-storey commercial block built up to its maximum plot ratio of 4.2 on a corner site of approximately 3,268 sq ft, yielding a gross floor area of roughly 17,729 sq ft. The dual street frontage along North Bridge Road and Seah Street gives every floor plate strong natural light and street-level visibility that is difficult to replicate on a typical mid-block site.

Common facilities are functional rather than lavish, in keeping with a self-contained, single-lot commercial building of this vintage: a shared lift core, ground-floor retail frontage with roll-down shutters, and service access to the rear. Floor plates step down slightly in size on the upper levels, and the ground and second storeys have historically drawn food and beverage operators, including well-known café and halal-food brands, while the upper floors have been let to smaller offices and services businesses.

Because the building is held on a single title rather than subdivided under a strata management corporation, prospective buyers should budget for their own technical due diligence on structural condition, M&E systems, fire safety certification, and any URA conservation or streetscape guidelines that may apply given the building’s proximity to conservation-sensitive Bras Basah frontages.

Unit Types & Floor Plan Notes

Jun Xin Building is not strata-subdivided — it is transacted and typically leased as a single freehold-style asset under one title. The floor breakdown below reflects how the six storeys are practically used and let, rather than individually titled units.

Ground Floor

≈2,950 sq ft

Prime retail and F&B frontage with dual exposure onto North Bridge Road and Seah Street; the highest footfall and highest achievable rent in the building.

2nd Storey

≈2,950 sq ft

Mezzanine-style retail, F&B extension, or showroom space; benefits from street signage rights and spillover visibility from the ground floor.

3rd–5th Storeys

≈2,950 sq ft each

Typical office floor plates suited to small professional firms, agencies, or back-office functions; flexible open-plan layouts with perimeter windows on two sides.

6th Storey / Roof

≈2,950 sq ft

Top-floor office space with the best light and outlook toward the Bras Basah skyline; roof access may support M&E plant or future rooftop amenity.

Floor-to-Floor Height: ≈3.6m typical
Lift Provision: Single shared passenger lift core
Loading/Servicing: Rear service access off Seah Street
Plot Ratio Utilised: 4.2 (fully built out)
Ownership Structure: Single title, whole-building transaction — no MCST

Investment Case

The defining feature of Jun Xin Building as an investment is scarcity: a 999-year leasehold, dual-frontage corner site in the shadow of Raffles Hotel almost never comes to market as a single freely transactable lot. That positions it closer to a trophy or legacy asset than a conventional strata office purchase, appealing to family offices, private investment vehicles, and long-horizon owner-occupiers rather than the retail strata-buyer pool.

What Works

  • 999-year leasehold removes the lease-decay discount that weighs on most Singapore commercial assets
  • Corner site with dual frontage on North Bridge Road and Seah Street, next to Raffles Hotel
  • Exceptional rail connectivity — four MRT lines within roughly 1km
  • Commercial acquisition attracts no ABSD or SSD, easing entry for local and foreign buyers alike
  • Whole-building ownership allows full control over tenant mix, branding, and asset repositioning

What to Weigh Carefully

  • High absolute quantum (≈S$70 million) narrows the realistic buyer pool considerably
  • No strata subdivision means no partial exit — it is an all-or-nothing sale
  • Small ≈3,268 sq ft land plot limits any further redevelopment upside beyond the existing plot ratio
  • Building age likely means near-term capital expenditure on M&E, façade, and compliance upgrades
  • Single-owner vacancy risk is concentrated rather than diversified across many small strata leases

Who This Suits

Jun Xin Building suits a narrower but well-defined buyer profile: family offices and private investment holding companies seeking a tightly held, long-tenure commercial asset in an irreplaceable location; owner-occupier businesses — hospitality-adjacent operators, agencies, or professional firms — that want to consolidate into a single branded corner building near Raffles Hotel; and value-add investors comfortable running lease-up, capex, and repositioning on a whole-building basis rather than buying a single strata lot. It is less suited to smaller retail investors seeking a low-quantum entry point, since the deal size and single-title structure require either substantial capital or a consortium approach, and to buyers who prioritise short-term liquidity, given that whole-building commercial assets in this price band transact far less frequently than individual strata units.

Frequently Asked Questions

What is Jun Xin Building zoned for, and what can it be used for?
Jun Xin Building sits within a Commercial zone under the URA Master Plan, in the Downtown Core planning area. This zoning permits a broad range of uses including retail, food and beverage, offices, and other commercial services, without the more restrictive use-class limits that apply to B1 or B2 industrial zoning. Buyers should still confirm the exact permitted use envelope, any conservation guidelines tied to the Bras Basah–Bugis conservation area, and current fire safety and change-of-use requirements with URA and BCA before committing to a specific occupier plan, since some F&B or specialised retail fit-outs may need additional approvals for extraction, signage, or outdoor refreshment area licensing.
Can foreigners buy Jun Xin Building or units within it?
Yes. Commercial property in Singapore, including office and retail buildings like Jun Xin Building, is not subject to the residential property restrictions under the Residential Property Act, so both Singapore citizens, permanent residents, and foreign individuals or entities can acquire it. This openness is a key reason whole-building commercial sales of this kind are actively marketed to both local and foreign audiences, including institutional and family-office buyers based overseas. That said, foreign corporate buyers should factor in their own jurisdiction’s outbound investment rules, financing arrangements with Singapore banks, and standard know-your-customer requirements, which can add time to closing compared with a purely domestic transaction.
Does buying Jun Xin Building attract ABSD?
No. Additional Buyer’s Stamp Duty (ABSD) applies to residential property purchases, not to commercial assets such as Jun Xin Building. A buyer acquiring this building, whether local or foreign, individual or corporate, pays standard Buyer’s Stamp Duty (BSD) on the purchase price but is not liable for ABSD regardless of how many other properties they already own. This is one of the structural advantages commercial real estate holds over residential property in Singapore, and it is a significant reason whole-building commercial sales like this one attract interest from portfolio investors who would otherwise face steep ABSD rates on additional residential purchases.
Would Seller’s Stamp Duty (SSD) apply if I resell later?
Seller’s Stamp Duty for commercial property in Singapore was removed some years ago and currently does not apply to buildings such as Jun Xin Building, regardless of how quickly after purchase the owner decides to resell. This differs sharply from residential property, where SSD can claw back a meaningful percentage of the sale price if sold within the holding period. For a whole-building commercial asset, the practical constraint on a quick resale is less about stamp duty and more about finding a buyer willing to transact at the required quantum, since the pool of purchasers for a ≈S$70 million single-title asset is inherently smaller than for a strata unit.
How much Buyer’s Stamp Duty (BSD) is payable on this building?
BSD on non-residential property in Singapore is charged on a tiered basis: broadly 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, and 5% on the remaining amount, applied to the higher of the purchase price or market value. On a whole-building acquisition in the region of ≈S$70 million, BSD would work out to roughly 4.5%–5% of the transaction value once blended across the tiers. Buyers should always confirm the exact computation with IRAS or their conveyancing lawyer at the point of exercise, since duty bands are periodically revised.
Is GST payable on the purchase of Jun Xin Building?
Commercial property sales in Singapore, including a whole-building transaction like Jun Xin Building, are generally subject to Goods and Services Tax (GST) if the seller is GST-registered, since the sale of non-residential real estate is treated as a taxable supply. This differs from residential property, which is exempt. Corporate buyers who are themselves GST-registered and intend to use the building for a taxable business purpose can typically claim the input tax back, which materially changes the effective cost of acquisition. Individual or non-GST-registered buyers should factor GST into their all-in budget and confirm the seller’s registration status early in due diligence.
How easy is it to finance a purchase against the remaining lease?
With a 999-year leasehold, financing considerations around remaining lease length are essentially a non-issue for Jun Xin Building, unlike shorter 30- to 60-year industrial or commercial leaseholds where banks progressively tighten loan tenure and quantum as the lease decays. Lenders will instead focus on more conventional commercial underwriting factors: the building’s income profile, tenant covenant strength, occupancy history, and the buyer’s own balance sheet or corporate structure. Given the whole-building nature of the deal and its size, buyers should expect a more bespoke commercial loan or club-financing structure rather than a standard off-the-shelf mortgage product used for smaller strata units.
What rental yield could an investor reasonably expect?
Based on an indicative all-in asking rent range of roughly S$6.50 to S$9.50 psf per month blended across ground-floor retail and upper-floor office space, and a guide acquisition quantum in the region of ≈S$70 million, a fully let Jun Xin Building could plausibly generate a gross yield in the region of ≈3% to ≈4.5%, before accounting for capital expenditure, property tax, and any vacancy during re-leasing. Actual achieved yield will depend heavily on the tenant mix secured, how much of the building is F&B versus office, and the timing and cost of any refurbishment works undertaken shortly after acquisition.
How old is the building, and does its age matter?
Jun Xin Building is estimated to date from around 1990, making it a mature commercial asset by Singapore standards, though its 999-year leasehold means age affects the physical building far more than it affects the underlying land tenure. Practically, buyers should budget for near- to medium-term capital expenditure on items such as lift modernisation, M&E system upgrades, façade maintenance, and compliance with current fire safety and accessibility codes. A structural and technical due diligence survey ahead of purchase is strongly advisable, since the acquisition price reflects the land and location value as much as the condition of the existing six-storey structure.
What are the odds of en-bloc sale or redevelopment?
Jun Xin Building is already built out to its maximum permissible plot ratio of 4.2 on a small ≈3,268 sq ft land parcel, which limits the upside from further redevelopment under current planning parameters. Because it sits on a single title rather than being strata-subdivided among many owners, there is no collective “en-bloc” process to navigate in the way there is for condominiums or strata malls — a sale of the whole building is a straightforward single-owner transaction. Any future intensification would depend on URA rezoning or plot ratio changes for the wider Bras Basah–Bugis precinct, which is not something a buyer should factor into near-term underwriting.
What is parking and loading provision like?
As a compact corner-site commercial building from the 1990s, Jun Xin Building was not built with a dedicated multi-storey car park, and on-site parking provision is limited, consistent with many older buildings in this dense central district. Loading and servicing for retail and F&B tenants is handled via rear access off Seah Street. Occupiers and visitors typically rely on nearby public car parks, street parking where available, and the building’s strong MRT connectivity as a substitute for private parking. Prospective owner-occupiers with heavy delivery or customer-parking needs should factor this constraint into their operating model before committing.
Are there MCST or maintenance fees to budget for?
No. Because Jun Xin Building is held on a single title and is not strata-subdivided, there is no Management Corporation Strata Title (MCST) and therefore no monthly maintenance fee in the way a strata office or retail unit would have. Instead, the sole owner bears full responsibility for all building maintenance, common area upkeep, lift servicing, and capital repairs directly, and should budget an appropriate sinking-fund style reserve within their own operating model. This gives an owner complete control over maintenance standards and spend, but also means there is no shared cost base to spread routine upkeep across multiple owners.
How liquid is this asset if I need to resell?
Resale liquidity for Jun Xin Building is best understood as that of a niche, high-quantum trophy asset rather than a typical strata commercial unit. Because it transacts as a single ≈S$70 million lot with no partial-sale option, the buyer pool is inherently smaller and a sale process typically runs via a marketed expression-of-interest campaign rather than a quick over-the-counter transaction. Its scarcity value — 999-year tenure, prime corner frontage, proximity to Raffles Hotel — supports pricing resilience over the long term, but sellers should plan for a longer marketing period and a more institutional sale process than they would for a single strata office floor.
What kinds of businesses suit Jun Xin Building best?
The ground and second storeys are best suited to food and beverage operators, cafés, and halal-certified eateries that benefit from the building’s dual street frontage and heavy pedestrian traffic from the Raffles Hotel and Bras Basah precinct, as has historically been the case with tenants such as coffee chains and halal food outlets. The upper floors work well for small professional offices, agencies, consultancies, or back-office functions that value strong MRT access without needing large trading-floor-style space. An owner-occupier able to combine a flagship ground-floor presence with self-occupied upper-floor offices could extract the most value from the building’s layout and location.

This article is for general informational purposes only and does not constitute financial, legal, or investment advice. Figures marked with “≈” are reasoned estimates based on publicly available information at the time of writing and should be independently verified. Prospective buyers should conduct their own due diligence, including structural, legal, and tax reviews, and consult licensed professionals before making any property decision. All information is believed accurate as of the update date but is subject to change without notice.

© 2026 SG Commercial Property Insights. All rights reserved.

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