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Tiong Bahru Plaza is a suburban shopping mall located at 302 Tiong Bahru Road in Singapore, within the Bukit Merah planning area, serving as a key retail hub for the local community. The property spans a net lettable area of approximately 19,929 square meters across four storeys and three basement levels, featuring 167 shops and a shared carpark with 338 lots adjacent to the Central Plaza office tower.
Owned and managed by Frasers Centrepoint Trust since its acquisition in 2020, the mall benefits from a 99-year leasehold title commencing September 1991 and holds a BCA Green Mark Platinum certification for sustainability. Completed in 1994 and undergoing major refurbishments in 2005 and 2016 at a cost of SGD 90 million, enhancements included facade updates, expanded retail space, direct MRT connections, a third-floor playground, and an outdoor event plaza.
The mall recorded an annual footfall of 17 million visitors from October 2023 to September 2024, reflecting a 3 percent increase from the previous year, driven by its proximity to residential estates in Tiong Bahru and Bukit Merah, which house a mix of middle-income families, young professionals, and heritage enthusiasts.
Tenant mix emphasizes food and beverage at 38.8 percent of gross rental income and 27.8 percent of net lettable area, followed by beauty and healthcare at 21.7 percent of gross rental income, and sundry services at 12.1 percent, with key anchors including NTUC FairPrice, Kopitiam, Golden Village cinema, Uniqlo, and Don Don Donki. Occupancy stands at 98.3 percent as of September 2024, slightly down from 99.7 percent the prior year, amid a portfolio where it was one of three properties reporting lower rates.
Gross revenue reached SGD 43 million in fiscal year 2024, with net property income at SGD 32 million, indicating stable performance in a resilient suburban retail sector.
Market position as a neighborhood mall supports consistent local demand, though it faces competition from larger regional centers like VivoCity.
Leasing advantages include direct accessibility via Tiong Bahru MRT station on the East-West line and multiple bus routes, facilitating high commuter traffic, while potential drawbacks involve aging infrastructure elements from the 1990s build and category concentration in food and beverage, which could expose it to shifts in consumer spending patterns.
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Hours of Operation
Hours
| Monday | 10:00 AM — 10:00 PM |
| Tuesday | 10:00 AM — 10:00 PM |
| Wednesday | 10:00 AM — 10:00 PM |
| Thursday | 10:00 AM — 10:00 PM |
| Friday | 10:00 AM — 10:00 PM |
| Saturday | 10:00 AM — 10:00 PM |
| Sunday | 10:00 AM — 10:00 PM |
Hours may vary on public holidays. Check with individual stores for specific holiday schedules.
Insights
Demographic Profile
The Tiong Bahru area features a diverse demographic mix, including middle-income households in public housing estates, young urban professionals attracted to the neighborhoods trendy cafes and heritage sites, and families benefiting from nearby schools and amenities. Population density in Bukit Merah exceeds 20,000 residents per square kilometer, with median household incomes around SGD 8,000 monthly based on 2024 Singapore census data, supporting steady demand for everyday retail and services. Proximity to central business districts draws office workers from adjacent towers, adding lunchtime and after-work traffic, though an aging population segment may prioritize essential over discretionary spending, potentially limiting growth in fashion or entertainment categories.
Competition and Market Saturation
Tiong Bahru Plaza operates in a competitive suburban retail landscape, facing rivalry from nearby malls such as VivoCity, approximately 2 kilometers away, which offers larger scale with over 300 tenants and integrated leisure facilities, and Great World City with upscale offerings. Market reports indicate suburban retail vacancy rates at around 7 percent in mid-2025, with stable rents reflecting balanced supply, but saturation in food and beverage outlets across central Singapore could pressure tenant turnover. The malls focus on necessity-based categories like supermarkets and healthcare provides resilience against e-commerce, yet risks arise from emerging online delivery services reducing physical visits for groceries.
Accessibility and Operational Quality
Direct connection to Tiong Bahru MRT station enhances accessibility, with seamless underground links reducing weather-related barriers and supporting high footfall from commuters. Multiple bus services and 338 carpark spaces shared with Central Plaza accommodate diverse transport modes, though peak-hour congestion on Tiong Bahru Road may deter drivers. Operational quality benefits from recent refurbishments, including energy-efficient features under Green Mark Platinum, but challenges include maintenance of older infrastructure components and occasional digital system vulnerabilities, as seen in past incidents. Rent levels align with suburban averages of SGD 14 to 15 per square foot monthly, with lease structures often incorporating base rent plus turnover components, averaging occupancy costs at 17 percent of tenant revenue.
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