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Hi! Great questions — let me address each one for you.
On GST Registration:
Whether a shophouse is GST registered depends on the seller's GST status, not the property itself. If the seller is GST-registered and the transaction is not structured as a Going Concern, GST of 9% will apply on the purchase price — which on a shophouse can be a significant additional cost. This is something your lawyer and accountant should verify early in the due diligence process.
On Full Commercial Status:
149 Sims Avenue falls within a conservation shophouse row. Whether the entire building is full commercial or mixed-use (commercial on ground floor, residential above) affects:

Stamp duty computation
Eligible usage and tenancy types
Financing options available to you as a buyer

I can verify the exact zoning and approved use with URA records on your behalf before you proceed further.
On Leaseback Arrangement:
Leaseback deals where the existing owner continues occupying the property as a tenant after selling are not uncommon for shophouses in Singapore — especially where the owner is selling for liquidity but wishes to continue operating from the same premises.
However the key questions to investigate are:

Is there an existing tenancy agreement in place or is this a verbal arrangement?
What is the proposed leaseback rental rate and duration?
Is the leaseback at market rate or below market — this directly affects your yield on day one

On Leaseback Rental Amount:
This is a negotiation point between buyer and seller and should be anchored against current market rental rates for comparable shophouse units along Sims Avenue. I can pull recent rental transactions in that area to give you a proper benchmark before you negotiate.
This sounds like a genuinely interesting investment opportunity and the right structure can give you immediate rental yield from day one.
Are you currently in discussion with the seller or agent? I'd love to help you evaluate this properly and ensure your interests are fully protected throughout. ???? Read More

From my data, this is zoned as Residential/Institution. In order to find out if the owner is GST registered, you may wish to check out the GST registry at https://mytax.iras.gov.sg/ESVWeb/default.aspx?target=GSTListingSearch.

If this unit is for sale, and you are looking to purchase it as an investment, you can always offer with your terms and conditions laid out on leasing back after sale, in the event it is not selling with tenancy.

——

I have been in the real estate business since 2009, with more than 15 years of experience serving the Singapore real estate market. Check out the EdgeProp featured article on myself recently at https://www.edgeprop.sg/property-news/geryl-lim-leading-landed-real-estate-heart-hustle-and-harmony

I am very active in the residential segment of Singapore real estate market, having transacted hundreds of deals from HDBs to private condominiums and landed properties in Singapore, and have handled many unique cases in sales and purchases as well as rental deals.

Over the years, I have also established a network reaching out to more than 15,900 expatriates, bringing my market presence to both in and outside of Singapore. This has created an additional exposure when I manage my client's portfolios, on top of the conventional on and offline platforms, where other estate agents are relying on. This has allowed me to consistently convert leads into results.

With an evolving market, where change is the only constant, I have also been investing in upgrading of my knowledge and skills sets to improve myself and meet the demands of current and future market.

We are offering our clients a complimentary first consultation without obligations (Absolutely FREE!). Schedule for your FREE session today!

Warmest regards,
Geryl Lim
Deputy Branch Associate Director
Email: geryl.lim@orangetee.com / geryl7772@gmail.com
OrangeTee & Tie Pte Ltd 430 Lorong 6 Toa Payoh #01-01 OrangeTee Building Singapore 319402
Estate Agent Licence No. L3009250K
 +65 92787772 
www.geryllim.com

My self introductory video on https://www.youtube.com/watch?v=S_2NydENfx0

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Tenants can visit http://bit.ly/SGExpatRental (Official Rental Requirements - Singapore Expatriates) to indicate your rental requirements.

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✔1 GST depends on the seller’s registration. If GST-registered and not sold as a Going Concern, 9% GST applies — confirm early with your lawyer or accountant

✔2 If buying for investment, you can include terms in your offer, such as a leaseback arrangement if the unit is sold vacant

“Good fortune is what happens when opportunity meets with planning.” – Thomas Edison
WhatsApp me at >> ✔✔9856 9255 or through this link.:https://wa.me/6598569255.

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IF YOU NEED more assistance with PROPERTY matters such as RENTING, SELLING, BUYING, or INVESTING, I’m here to help.

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Can reach out to me and I can guide you through the process and check all these things for specific units you might be interested in.

I'm a Harvard graduated real estate agent with a degree in economics, and have supported clients on more than $1 billion in transactions.

Drop me a message via my details below.

Kay Cloud
The Harvard Educated Agent
Propnex Realty Pte Ltd
cloud@propnex.com
Tel: (+6.5.) 8.5.6.7.4.5.8.5
Whatsapp -> https://wa.me/6585674585 Read More

Hi Do contact me at 97970200  to understand more and discuss.

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