Hi Mr Lim.
May I know what kind of commercial units are you referring to? These are usually classified under Retail, Offices or Industrial.
Based on your budget of $400,000 - $500,000, there are few RETAIL units available for purchases, whether leasehold or freehold.
What I can recommend is a new mixed development called Kensington Square, located along Upper Paya Lebar Road. You will be able to purchase a FREEHOLD commercial unit at leasehold price! These units prices starts from $1.1 Million which is a deal at current market prices.
Do feel free to contact me @ 9062 6068 for a meet up session so that I can share more with. Cheers!
Jackie Lim Ding Han
CEA No.: R050583A
ERA Realty Network Pte Ltd
License No,: L3002382K