Capitaland Development
Capitaland Development
Capitaland Development
PROJECT DESCRIPTION
Premium Strata Commercial Development
This 11-storey Grade A strata office tower features a retail frontage on the ground floor and two levels of basement parking. As part of the larger Visioncrest mixed-use development, it stands alongside the historic House of Tan Yeok Nee and four residential blocks comprising 265 homes.
Freehold Along Orchard Road
Located directly along Singapore’s famed Orchard shopping belt, this rare freehold address enjoys a position within one of Asia’s most prestigious retail and lifestyle corridors. Designed with both motorists and commuters in mind, the property is situated between Dhoby Ghaut MRT (5 minutes by foot) and Somerset MRT (6 minutes by foot), with more than 100 parking spaces available.
Inspiring Workspaces
Office spaces here are designed to merge functionality with aesthetics. Expansive glass panels with solar protection bring in natural light while showcasing lush outdoor views. With column-free layouts spanning around 14,500 square feet and generous 4.3-metre floor-to-floor heights, the interiors allow for both traditional corporate offices and flexible creative spaces.
Transformation of Orchard Road
Visioncrest Orchard will be well-positioned to benefit from the upcoming rejuvenation of Orchard Road. Plans for pedestrian-friendly zones and green corridors will seamlessly connect the property with Istana Park, Marina Bay, and Bras Basah. As Istana Park expands threefold by integrating nearby green spaces, the development will serve as a key entryway into this revitalised urban precinct.
Commitment to Sustainability
The property is LEED Gold certified by the US Green Building Council, underscoring its dedication to environmental responsibility. With air and water purification systems, solar energy integration, and electric vehicle charging facilities, the building supports cleaner living and eco-conscious practices across its community.
Key Highlights
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Freehold strata commercial property in Orchard.
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11-storey Grade A office tower with retail and basement car park
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Excellent connectivity: Walking distance to Dhoby Ghaut/Somerset MRT
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Expansive office layouts: up to 14,500 sqft, column-free, 4.3m height
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Smart building features: app-based access, biometric security
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Retail frontage: 5,000+ sqft with flexible usage potential
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Mixed-use development with residential and heritage components
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Sustainability Certified: LEED Gold-EV charging/solar energy integration
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Future-proof location: Positioned for Orchard Road’s upcoming transformation
VISIONCREST
ORCHARD
SPECIFICATIONS
Tenure: Freehold
District: 09
Location: 103 Penang Road, S(238467)
Type: Grade A Office
Developer: TE Capital / LaSalle
TOP: ~2008
Total Levels: 11 Storey
Units Types: Office, Retail
Floor Size: Approx. 14,500 sqft
Green Credentials: LEED Gold Certificaion
Floor Height: Est. 4.28m to 5.1m
Carpark Lots: 135 allocated lots
(10 per floor for office / 1 for retail)
Others: 11 FCUs/11 CUs per typical floor
PROJECT LOCATION
103 Penang Road, Singapore 238467
Harrison Food star buy from $17xxpsf | SPACE18 Guranteed Rental | One Sophia star buy from $31xx psf
Importance of Offices in Singapore’s Business Landscape
More than premium workspaces. They are strategic assets that drive business growth, attract global talent, and enhance corporate reputation. Located in prime districts with world-class infrastructure, they play a critical role in positioning Singapore as a leading financial and commercial hub.
Brand & Reputation
Value & Growth
Prime Connectivity
Future-Ready Infrastructure
Increase Local Production
& Reduce Reliance on Imports
Match Evolving Dietary Trends.
Contribute to the Economy & Creating Opportunities
Cater to the Rising Demand
Grade A Offices: Workspaces that Shape Competitive Advantage
Symbol of Prestige and Professional Image
Grade A offices in Singapore represent the highest standard of commercial space. They are typically located in prime districts such as Raffles Place, Marina Bay, and Orchard Road. For many businesses, securing a Grade A address enhances corporate reputation, instills confidence among clients, and signals long-term stability.
Prime Location & Accessibility
These offices are strategically situated in the heart of Singapore’s financial and commercial hubs. With direct access to MRT stations, expressways, and public amenities, employees and clients alike benefit from unrivalled convenience. This accessibility not only boosts productivity but also makes them a natural choice for regional headquarters.
Modern Infrastructure & Technology
Grade A buildings are equipped with state-of-the-art facilities. From high-speed elevators and energy-efficient systems to advanced security features and smart-building technology, tenants enjoy a seamless workplace experience. Such innovations reduce operational costs while providing a safe and future-ready environment.
Spacious & Flexible Layouts
One of the defining features of Grade A offices is their expansive, column-free layouts. With large floor plates and generous ceiling heights, companies can design workspaces tailored to their operational needs. Whether it’s traditional offices, collaborative zones, or open-plan layouts, these spaces adapt easily to evolving business demands.
Employee Experience & Retention
A Grade A office is not just about aesthetics—it directly impacts talent attraction and retention. Employees benefit from bright, well-ventilated spaces, integrated lifestyle amenities, and proximity to dining, retail, and wellness options. Such environments foster higher satisfaction, productivity, and long-term commitment from staff.
Investment & Long-Term Value
From an investor’s perspective, Grade A offices hold strong capital appreciation potential. Their limited supply in prime districts, combined with consistent demand from multinational corporations, makes them a resilient asset class. Rental yields are often higher compared to secondary office spaces, providing steady returns.
Why Offices Are Back on Every Investor’s Radar
3 Key Investor Advantages
No Additional Buyer’s Stamp Duty (ABSD)
Office properties in Singapore are not subject to Additional Buyer’s Stamp Duty (ABSD), unlike residential assets. This gives both local and foreign investors the freedom to enter the market without incurring hefty upfront taxes. With residential ABSD rates rising sharply in recent years, offices present a more cost-efficient and accessible pathway for investors to expand their real estate portfolios without being weighed down by regulatory costs.
Open Market for
Local and Foreign Investors
In contrast to residential properties, which carry restrictions and extra stamp duties for foreign buyers, office spaces in Singapore are fully accessible to both local and international investors. This unrestricted market encourages wider participation, draws in overseas capital, and helps maintain strong liquidity. Coupled with Singapore’s clear regulations and reliable legal system, office investments offer a secure and transparent avenue for long-term portfolio growth.
Resilient Demand from Businesses
For investors with existing residential holdings, office properties offer a smart avenue for portfolio diversification. Unlike many residential leases where landlords shoulder most operational costs, office leases often allow expenses to be passed on to tenants, supporting healthier cash flow. Additionally, prime office assets tend to keep pace with—or outperform—inflation, providing a reliable means to protect and grow long-term wealth.
Harrison Food star buy from $17xxpsf | SPACE18 Guranteed Rental | One Sophia star buy from $31xx psf
How AJA's 5-Step Framework Bring You
The Right Commercial & Industrial Space
Our framework designed to guide your Real Estate seamlessly from initial to long-term success.
Consult & Understand
Our first step is a consultative session to understand your real estate objectives. We explore your investment goals, preferred property types, and business needs, and review your budget, financing, and potential costs like stamp duties or renovation. We then provide data-driven market insights, combining pricing trends, yield metrics, and forward-looking developments to position your strategy. This collaborative process lets us co-create a tailored acquisition roadmap with clear next steps and timelines, giving you confidence before property viewings begin.
Analyze & Advise
We dive into detailed research and analysis. We study recent transactions, market trends, and growth potential. We then present our findings clearly, and possible negotiation angles. This way, you get an objective view of each option and can move forward with confidence knowing every choice is backed by data and professional insight.
Follow-Up & Support
Our role goes beyond the transaction. We remain actively involved after closing to ensure a seamless handover, address any post-purchase concerns, and connect you with trusted partners for renovation, financing, or tenancy management. By staying engaged, we position ourselves as your long-term real estate advisor, ready to support your future property decisions with confidence and clarity.
Research & Shortlist
With clear objectives and detailed analysis in place, we search the market for properties that align with your investment strategy and budget. We filter out unsuitable options and focus only on assets with strong potential, saving you time and effort. The result is a curated shortlist of opportunities worth evaluating, so every site visit brings you closer to a strategic and informed decision.
Negotiate & Execute
Once found the right property, we step in to handle negotiations strategically to secure the best possible price and terms. We manage all communication that protect your interests and ensure every detail is handled correctly. From offer submission to paperwork, we guide you through the process smoothly so you can move forward with confidence and peace of mind.
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AHAN CEA:R069723F
THE ROADMAP BUDDY
Formally part of JPMorgan Business Research Team, brings over 15 years of corporate experience. He specialised in cross-industry research, using advanced data analysis and information to deliver high-quality insights for business decision-making.
He supported research initiatives using quantitative and qualitative methods, delivering strategic insights. He worked with Investment Bankers across APAC, North America, and EMEA on Capital Markets (M&A, ECM, and DCM), tailoring his work to their research needs.
JANE TOH CEA:R065671Z
THE ORGANIZATION ALLY
Jane brings over 15 years of corporate finance experience, managing account portfolios across property development, creative advertising and global hospitality sectors. With an extensive experience with MNC, she managed regional financial reporting across APAC. With a strong expertise in contracts and financial governance, she ensure regulatory and corporate compliance. Adding value to real estate through strategic support and decision with her cross-border experience with effective stakeholder communication and negotiation.
ANGEL ONG CEA:R070189H
THE NUMBERS WHISPERER
With over 15 years of experience in accounting and finance, Angel has a proven track record in leading finance teams and contributing to an IPO listing. Her expertise spans financial analysis, strategic planning, and delivering value-driven solutions. Today, she applies this background to the RE sector, helping clients make well-informed property decisions. Consistently recognized for professionalism and results, Angel has earned strong client satisfaction and positive reviews throughout her career.