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Uni Building Review

Uni Building Review
Commercial Property Review — District 15

Uni Building

A freehold strata-titled commercial block on Telok Kurau Road, quietly serving Bedok and East Coast’s small business community since 1983.

SGCPI Research Desk Updated 25 August 2026 224 Telok Kurau Road, Singapore 423836 FREEHOLD

Street-level view of Uni Building, 224 Telok Kurau Road. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameUni Building
Address224 Telok Kurau Road, Singapore 423836
DistrictDistrict 15 (Telok Kurau / Bedok)
TenureFreehold
Zoning / UseCommercial — strata retail & office (shop use)
Built FormLow-rise strata commercial block, ≈4 storeys
Land Area / GFA≈3,111 sqm land / ≈2,489 sqm GFA
Completion Year1983 (TOP)
Nearest MRTMarine Terrace (TE27), Marine Parade (TE26)
Key Road AccessChangi Road, East Coast Road, Marine Parade Road, ECP
Transacted PSF Range≈S$1,800 – S$2,100 psf
Sale Price Range≈S$850,000 – S$3,200,000
Asking Rent Range≈S$3.50 – S$5.50 psf/mth
Occupier BaseSmall local retailers, wellness, F&B, home & trade services

Location & Connectivity

Uni Building sits along Telok Kurau Road in the heart of the Telok Kurau enclave, a low-density residential and small-commercial pocket wedged between Geylang and Katong in Singapore’s East Region. The immediate surroundings are dominated by conservation terrace houses, low-rise apartments and a scattering of similarly scaled strata-commercial blocks, giving the stretch a neighbourhood, rather than a district-core, character. This positioning suits occupiers who value a quiet, walkable catchment over a Grade-A office address.

Public transport access has improved meaningfully with the opening of the Thomson-East Coast Line, which placed Marine Terrace and Marine Parade stations within comfortable walking distance of the building. Older listings still reference Eunos and Kembangan on the East-West Line as the nearest interchange options, and both remain viable for occupiers or staff commuting from the west. By road, Telok Kurau Road connects directly to Changi Road and onward to East Coast Road and Marine Parade Road, with the East Coast Parkway (ECP) providing quick access to the CBD, Changi Airport and the eastern expressway network.

Everyday amenities are close at hand rather than clustered into a single retail node: nearby options include NTUC FairPrice, Little Farms and Cold Storage supermarkets, and the newer Katong Point and i12 Katong malls sit within a short drive for a wider F&B and retail selection. Several bus services run along Telok Kurau Road itself, linking the building to Geylang East, Toa Payoh, Pasir Ris and other parts of the East Region without requiring a change of transport mode.

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

Building & Facilities

Completed in 1983, Uni Building is a modest, low-rise strata-commercial development with unit numbering running up to the fourth storey, consistent with a walk-up or lift-served block of roughly four levels. The building occupies a land parcel of approximately 3,111 sqm with a gross floor area of approximately 2,489 sqm, giving it a comparatively low plot ratio for a commercial address in this part of District 15. Floor-to-floor heights and finishes reflect its early-1980s vintage rather than a modern specification, which buyers and tenants should factor into any fit-out budget.

Common facilities are functional rather than extensive: covered walkways, basic lobby access and a directory of small operators occupying units from the ground floor up. Handover condition for resale or leased units is typically bare-shell or previous-tenant condition, so incoming occupiers should budget for reinstatement or fresh fit-out works. One published tenant review notes the building can be easy to overlook from the street and that finishes are dated, though the usable floor plates were described as reasonably generous for the unit sizes on offer.

As with any strata development of this age, prospective buyers should conduct standard due diligence before committing — reviewing the management corporation strata title (MCST) accounts, any sinking fund adequacy, outstanding maintenance arrears on the specific unit, and the condition of shared mechanical and electrical systems. A physical inspection and a request for the latest MCST AGM minutes are recommended steps ahead of any offer.

Unit Types & Floor Plan Notes

Uni Building’s strata lots are split fairly evenly between ground-floor retail/shop units and upper-floor office or service-trade units, which is typical of small mixed-use commercial blocks of this vintage. Floor plates are generally rectangular and column-light, allowing reasonable flexibility for partitioning, though ground-floor shop frontages are narrower than in purpose-built retail podiums nearby.

Ground Floor Shop

≈300 – 600 sq ft

Street-facing retail lots suited to F&B kiosks, personal care, florists and specialty retail, with direct footfall from Telok Kurau Road.

Upper Floor Office

≈400 – 900 sq ft

Enclosed office lots suited to small professional practices, trading firms and administrative back offices seeking a low-cost District 15 address.

Service & Wellness Unit

≈500 – 1,000 sq ft

Mid-size lots currently housing wellness, enrichment and children’s activity operators, benefiting from the quiet residential catchment.

Combined / Whole-Floor Lot

≈1,400 – 2,500 sq ft

Larger combined lots or full-floor purchases suited to trade contractors, storage-linked operations or owner-occupiers needing more contiguous space.

Typical ceiling height: ≈2.6 – 2.8 m, unit dependent
Loading: Street-side loading/unloading only, no dedicated dock
Lift provision: Basic lift service to upper floors
Fit-out condition: Predominantly bare or previous-tenant condition
Signage: Ground-floor frontage signage permitted subject to MCST rules

Investment Case

Uni Building appeals primarily to small owner-occupiers and value-oriented investors rather than institutional buyers, given its size, age and neighbourhood setting. The freehold tenure is the standout structural feature, removing the lease-decay considerations that weigh on many strata-commercial assets in Singapore, while the low transaction volume means pricing data should be read with a degree of caution.

What Works

  • Freehold tenure with no lease-decay discount to price in
  • Improved MRT access via Marine Terrace and Marine Parade stations
  • Low entry quantum relative to core-area commercial strata
  • Established, diversified small-tenant base already in place
  • Quiet residential catchment favours service and wellness trades

What to Weigh Carefully

  • Dated 1983 building fabric and common-area finishes
  • Thin transaction history makes fair-value benchmarking harder
  • No dedicated loading bay or on-site car park visible
  • Low footfall compared with mall-anchored retail nearby
  • MCST sinking-fund adequacy should be verified pre-purchase

Who This Suits

Uni Building is best suited to small business owner-occupiers — clinics, wellness studios, enrichment centres, trade offices and neighbourhood F&B operators — who want a freehold commercial base in District 15 without paying core-area premiums. It also fits value investors comfortable holding a smaller, older strata asset for rental income from an established micro-tenant mix, rather than those seeking a Grade-A capital-growth play. Buyers should be prepared to budget for fit-out and to underwrite yield on realistic, neighbourhood-level rents rather than mall-anchored comparables.

Frequently Asked Questions

What is the permitted use for units at Uni Building?
Uni Building is zoned for commercial use, and its strata lots are approved for shop and office activities such as retail, personal care and services, F&B (subject to separate licensing), and general office or trade use. It is not zoned for industrial or residential occupation, so buyers planning warehousing, light manufacturing or any use generating significant noise, fumes or heavy vehicle traffic should check with the Urban Redevelopment Authority (URA) before committing. Prospective occupiers should also review the specific unit’s approved use on its title and confirm compatibility with URA guidelines and the MCST’s house rules, since some trades (for example food preparation) require additional approvals and licences before operating.
Can foreigners buy a unit at Uni Building?
Yes. Singapore’s Residential Property Act restrictions on foreign ownership apply to residential property, not to commercial strata units such as those at Uni Building. Foreign individuals and foreign-registered companies can generally purchase commercial shop or office lots here without prior government approval, subject to standard conveyancing checks. That said, foreign buyers should still budget for Additional Buyer’s Stamp Duty considerations relevant to any residential holdings elsewhere, arrange financing through a bank comfortable lending against an older freehold commercial asset, and engage a local conveyancing lawyer to confirm strata title, encumbrances and MCST standing before exchanging contracts.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a commercial purchase here?
ABSD in Singapore is levied on residential property purchases, not on commercial or industrial property such as Uni Building’s shop and office units. Buyers acquiring a unit here for commercial use are therefore not subject to ABSD regardless of citizenship, residency status or the number of other properties already owned. This is one of the structural attractions of commercial strata assets for investors who already hold residential property and want to diversify without triggering additional duty. Buyers should nonetheless confirm the unit’s approved commercial use with their lawyer, since any attempt to use a commercial lot residentially could raise separate compliance issues.
Would Seller’s Stamp Duty (SSD) apply if I resell quickly?
Seller’s Stamp Duty in Singapore currently applies to residential property disposed of within a specified holding period; industrial property has its own separate SSD regime, while general commercial strata property such as Uni Building’s shop and office units is not presently subject to SSD. This gives owners more flexibility to resell within a shorter holding period without an SSD penalty, which can suit investors pursuing a value-add or shorter-term repositioning strategy. Rules can change, so confirming the current SSD treatment with a conveyancing lawyer or IRAS at the point of transaction is always advisable.
How is Buyer’s Stamp Duty (BSD) calculated on this property?
Buyer’s Stamp Duty applies to all property purchases in Singapore, commercial included, and is calculated on a tiered percentage of the purchase price or market value, whichever is higher. For a unit at Uni Building priced in the roughly S$850,000 to S$3,200,000 range referenced in this review, BSD would be computed across the applicable tiers up to the top marginal rate for the portion above S$1.5 million. Buyers should obtain an exact BSD computation from their lawyer or IRAS’s online calculator at the point of offer, since the duty is payable within 14 days of exercising the option to purchase.
Is GST payable when buying or renting at Uni Building?
Commercial property transactions in Singapore can attract Goods and Services Tax (GST) if the seller or landlord is GST-registered, since commercial property sales and rentals are treated as taxable supplies, unlike residential property which is generally exempt. Buyers should clarify with the seller’s agent or lawyer whether the quoted price is GST-inclusive or exclusive, and factor the prevailing GST rate into their total acquisition cost if applicable. Tenants signing a lease should likewise confirm whether quoted rent is subject to GST, as this affects the effective occupancy cost and should be reflected clearly in the tenancy agreement.
How does financing work for a freehold building like this?
Because Uni Building is freehold, buyers avoid the loan tenure restrictions that lenders typically impose on ageing leasehold commercial property, where remaining lease length can cap the loan period or reduce the loan-to-value ratio. Banks will instead focus underwriting on the building’s physical condition, the borrower’s business financials or rental income potential, and standard commercial loan criteria, which commonly cap loan-to-value at a lower ratio than residential financing. Buyers should still expect closer scrutiny of the MCST’s financial health and the unit’s specific condition, and should shop financing terms across a few banks given the asset’s smaller, older commercial profile.
What kind of rental yield can an investor expect?
Based on the estimated asking rent range of roughly S$3.50 to S$5.50 psf per month against an estimated capital value of around S$1,800 to S$2,100 psf, gross rental yields at Uni Building could plausibly fall in the low-to-mid single digits, broadly in line with older strata-commercial assets in fringe locations rather than core-area offices. Actual yield will vary significantly by floor, frontage and tenant type, with ground-floor retail generally commanding a premium over upper-floor office space. Investors should stress-test any yield assumption against realistic vacancy periods and fit-out costs, since this is a thinly traded asset with limited recent comparable transactions.
How old is the building and does its age matter?
Uni Building received its Temporary Occupation Permit in 1983, making it roughly 43 years old as at this review. Age matters most for two practical reasons: building services (lifts, plumbing, electrical risers) are more likely to need periodic replacement, and finishes throughout common areas and individual units are more likely to require refurbishment before a modern tenant will occupy comfortably. On the positive side, an older, established building usually comes with a settled MCST, known running costs and a track record of maintenance decisions that a prospective buyer can review, rather than the unknowns of a newer, unproven development.
What are the odds of an en-bloc sale or redevelopment?
There is no public indication of a collective sale process underway at Uni Building, and its comparatively low plot ratio use and small, dispersed unit ownership base would make achieving the required consensus and consent thresholds under Singapore’s Land Titles (Strata) Act a genuinely uncertain and likely slow process if ever pursued. Redevelopment potential exists in principle given the site’s freehold status and its location within a low-rise commercial pocket, but any buyer treating en-bloc upside as a primary investment thesis should treat it as a long-dated, speculative possibility rather than a near-term catalyst, and price the asset on its existing income and use case instead.
Is there parking or loading access at the building?
Available information does not indicate a dedicated multi-storey car park or loading dock at Uni Building; loading and unloading appears to rely on street-side access along Telok Kurau Road, and parking for staff and visitors is likely a combination of limited on-site lots and nearby public or street parking. Businesses with regular delivery needs or customers who drive should factor this into their operating plan, particularly during peak hours when kerbside space along a residential-fringe road can be constrained. Prospective tenants or buyers with heavier logistics requirements should verify current loading arrangements directly with the MCST managing agent before committing.
What are the typical maintenance or MCST fees?
As a strata-titled commercial development, Uni Building is run by a Management Corporation Strata Title (MCST) that collects monthly maintenance fees from unit owners to cover common-area upkeep, insurance, cleaning, basic security and a sinking fund for major repairs. Exact quantum varies by unit share value and is not published in general listings, so buyers should request the latest MCST budget, the current maintenance fee schedule and sinking fund balance from the managing agent as part of due diligence. Given the building’s age, a healthy sinking fund is particularly important, since major repairs to roofing, lifts or common electrical systems become more likely over time.
How liquid is the resale market for units here?
Resale liquidity at Uni Building appears limited, with recorded transactions in the past year concentrated around a single reference sale near S$2,092 psf for a shop unit, rather than a steady flow of comparable deals. This is typical for small, older strata-commercial buildings in fringe locations, where buyers tend to be owner-occupiers acting on specific business needs rather than active investors trading frequently. Owners looking to exit should expect a longer marketing period than for larger, more actively traded commercial developments, and should price realistically against the limited comparable evidence available, ideally with guidance from an agent experienced in District 15 strata-commercial transactions.
What kinds of businesses are best suited to Uni Building?
The existing tenant mix — including a florist, a wellness and spa operator, a children’s activity centre, a pet-related business, trade contractors and an air-conditioning services firm — suggests Uni Building suits neighbourhood-facing service and retail trades rather than high-footfall consumer brands or corporate headquarters. Businesses that draw customers from the surrounding residential enclave, or that need a modest, low-cost commercial address for administrative or trade purposes without requiring Grade-A specifications, are likely to find the building’s rents and layout workable. Retailers dependent on mall-level footfall or businesses needing heavy logistics access are probably better served elsewhere in the district.

This article is for general information purposes only and does not constitute financial, legal or investment advice. Figures marked with “≈” are reasoned estimates based on available third-party listing and transaction data as at the time of writing and should be independently verified before any transaction decision. Readers should conduct their own due diligence, including a physical inspection, title search and MCST records review, and consult qualified professionals before buying, selling or leasing any unit at this property.

© 2026 SG Commercial Property Insights. All rights reserved.

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