$340k for a dream home? Sneak Peek at 6 Budget‑Friendly Apartments in Reclaimed Malls

Singapore’s Forgotten Mall‑Lofts: The Affordable Alternative to New‑Building Hype

While the latest buzz‑worthy developments like Lentor Modern are still waiting for their grand opening, the recent sales numbers from Piccadilly Grand and Pasir Ris 8 prove that Singaporeans are all in for convenience—whatever it costs.

But if you’re wary of the steep price tags that usually come with brand‑new builds, there’s a hidden treasure trove that’s worth a closer look: the old shopping centres that secretly host residential units.

Why These “Mall‑Lofts” Might Be Your New‑Home Hero

• Unlike their modern counterparts, these units will give you a cozy, community‑vibe—think of it as living beside the nostalgia of yesterday’s catch‑all‑malls.
• The cost factor is surprisingly friendly: you’re looking at a fraction of the price of a brand‑new condo. And as en Bloc processes (like the Peace Centre) slowly progress, the land value might just climb even further.
• While you won’t get next‑door high‑end boutiques or the latest tech retailers, you’ll enjoy communities that feel like they’d have known each other for a generation.
• And let’s be real: retro charm is always in style, especially when you’re surrounded by a mall that’s more than just a leftover of the past.

Top Old Malls That Offer Residential Spaces (Because Why Not?)

Here’s a hand‑picked list of the most iconic, yet surprisingly attainable, mall‑lofts you can actually snag in Singapore:

• Holland Square – Empty streets, vibrant stories, and a price that warms your wallet.
• Tampines Mall – One of the older centres, now a hybrid of living and nostalgia.
• Jurong East Centre – A classic that’s been turned into a living space, with a dose of collective memory.
• Peartown Mall – Past glory meets present affordability; dream big with a deck of deals.

So, if you’re hoping for a home that’s less “store‑front” and more “store‑heart”, dive into these old shopping complex gems. They might just be the answer to the budget nightmare of brand‑new buildings, while still carrying that unmistakable Singaporean charm you love.

1. Bedok Shopping Complex

Bedok Shopping Complex: A Hotspot or a Hidden Gem?

Ever spotted a price tag that looks so low it makes you question reality? Yeah, that’s the vibe when you see the latest deal on a 1,216 sq ft unit at Bedok Shopping Complex. In October 2021 it landed for a $280 per sq ft, bringing the total to a neat $340,000. That’s a champagne‑popping type of score card… if you’re living in a 60‑year lease world!

Why the “Too Good to Be True” Pulse?

Quick check: the whole block was built back in 1977 and the lease sits at 60 years. That means only 15 years of useful life remain. So the price looks like the discount clearance price of a fast‑food franchise gone out of business.

Do the Numbers Hold Water?

Let’s break it down: 1,216 sq ft bedroom + living area, got you the $280/psf sweet spot. Total price? $340,000. For a 60‑year vestige, the math checks out. It’s a bargain in a way – but only if your lease terms, long‑term dreams or property timeline are flexible.

What Otherwise All About Bedok?

Peaceful Small Development: 33 units, nothing that screams “luxury” on the street front. The architecture may not turn heads, but the room‑made reality is…

• Sunlit kitchens & charms
• Patio‑ready views
• Lightweight space‑saving layouts

Now let’s talk real perks – why you might want to live here.

Food Facts

Bedok is a foodie’s playground. Spot a spot that can keep your taste buds up all evening:

• Spize – Comfort pizza at a price that won’t scar your wallet.
• Jalan Tua Kong Ah Lim Meepok Noodle – A bowl of slurpy noods that makes you ask why you’d not go.
• Simpang Bedok Hawker Centre – A hawker paradise with Thai, Indian, and global delights.

And that’s just the beginning! Across the road, East Village offers a slew of can’t‑miss restaurants, while a 24‑hour Giant supermarket keeps your pantry stocked 24/7.

Getting A Way

Tanah MRT (EW line) is only a nine‑minute stroll away! Walk after a long day? Keep it so simple, it feels like a walk to paradise.

Bottom line: if the delicate balance between affordable price and limited lease life gets you intrigued, dive into the local vibe, the food culture, and the easy‑going neighbourhood. Other than the price tag that could be a glitch in the matrix, there’s a niche for anyone looking for the well‑winked culinary scene and a short, yet sweet life journey.

2. People’s Park Complex

The Classic Tale of 1 Park Road

Why 1 Park Road Still Rocks

The Haps Around

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Location & Access

Just a hop across from Chinatown MRT (DTL, NEL) and a short stroll to Outram Park MRT (TEL, EW). Night‑life lovers? You’re in the thick of late‑night eateries.

The Details (Lease & Units)

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Key Stats

• Lease: 99‑year term
• Completion: 1973
• Units: 291

Transactions Showcasing the Yield Champion

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Recent Sales Highlights

The All‑Out Reality Check

Bottom Line

“Funny enough, we’ve never seen another property snatch the rank number one from People’s Park Complex, and there’s no real reason to believe that will ever change.”

3. Sherwood Towers/Bukit Timah Plaza

Bukit Timah’s Hidden Treasure: A Quick Tour

Location: 1 Jalan Anak Bukit (District 21)
Developer: Secretive (no trace)
Lease: 99 years – that’s a whole lot of swoon‑time!
Completion: 1980 – the golden era of neon signs.
Units: 269 – enough for a whole neighborhood’s worth of “How you doin’?”

Latest “We Bought It” Deals

• Aug 5, 2022 – 3 Jalan Anak Bukit #02‑XX – 1,518 sq ft – $809 / sqft – Total: $1,228,000
• Jun 24, 2022 – 3 Jalan Anak Bukit #25‑XX – 1,539 sq ft – $942 / sqft – Total: $1,450,000
• May 25, 2022 – 1 Jalan Anak Bukit #08‑XX – 1,701 sq ft – $835 / sqft – Total: $1,420,000
• Mar 9, 2022 – 3 Jalan Anak Bukit #27‑XX – 1,539 sq ft – $942 / sqft – Total: $1,450,000
• Sep 6, 2021 – 3 Jalan Anak Bukit #07‑XX – 657 sq ft – $1,066 / sqft – Total: $700,000

Why Bukit Timah Plaza? The Original “Mixed‑Use” Hero

Picture this: the very first mall to pop up in the neighborhood. It’s the granddaddy of all mixed‑use projects launched outside the city hustle. The residential wing is called Sherwood Towers – a name that sounds like a cozy log‑cabin, yet lives in a slick, urban setting.

Sherwood Towers – Not a Full‑Blown Condo but Still Pretty Cool

• Pool – because even 1980‑style developers understood the importance of a splash.
• Gym – no heavy lifting of iron, but a decent space for sweat.
• Playground – just enough for kids to test their gravity.
• Function room – for birthdays, meetings and karaoke.
• Table tennis – because Ping‑Pong enthusiasts need a target.

While it’s not saturated with the mega‑luxury amenity sprawl of modern condos, it far outstrips what you’d find in older mixed‑use developments. And the best part? It’s jam‑packed next to the mall, with a nifty bridge linking the two – so you can grab a latte without stepping outside.

But Let’s Talk About the Mall Itself

She’s not the snazziest mall in town, but she’s got a solid lineup: food spots, tuition centers, and a 24‑hour NTUC Fairprice Finest that’s always ready to tickle your taste buds.

Nearby Highlights

• Just a hop across the road is Ngee Ann Polytechnic – because who said learning can’t be a good backdrop?
• Try the smaller KAP mall for a quick bite and a tiny cinema.
• Looking ahead: the upcoming Jalan Anak Bukit integrated project and the mixed‑use Linq @ Beauty World – keep your eyes peeled.

Price Talk: The 2022 Surprise

In May 2022, a 1,701‑sq‑ft unit cuffed a finger‑popping $1.42 million – a surprisingly modest figure for Bukit Timah real estate of that size. Hang on; you’re in for a wild ride!

4. Thomson Plaza

Marigold Mews: The Hidden Gem of District 20

Location: Marigold Drive (District 20)
Developer: Unknown
Lease: 99‑years
Completion: 1979
Units: 20

Recent Sales Update

• No property moves occurred from 2021 onward.
• The last recorded sale was in October 2018: a 2,960 sq. ft. unit fetched $598 per square foot (≈$1.77 million).

What Sets Marigold Mews Apart

Unlike its flashy neighbour— the famed Thomson Plaza—these townhouses sit a bit closer to the bustling shop‑fronts of Upper Thomson. Officially tagged as “Thomson Plaza” in URA filings, they’re actually part of the Marigold Mews collection, not perched atop the mall.

Why This Spot’s Popular

The area’s life‑stream revolves around one key nexus: the only mall that caters to both landed houses and private condos, plus the local HDB units. Picture a buffet of fast‑food stalls, a NTUC FairPrice Finest, and a handful of gourmet spots—perfect for a lunch break or ASAP dinner. If you’re craving a cinema, you might need to drive a bit, but for most, this mall’s got enough to keep you happy.

Surrounding Attractions

• Elegant shophouses along Upper Thomson host a variety of eats—from local dumplings to fusion burgers.
• Heavy traffic is the main gripe, but the brand‑new Upper Thomson MRT station on the TEL line should smooth things out soon.

Bottom line: Marigold Mews offers a cozy, well‑connected living experience for those who value convenience and a vibrant community without the mall‑over‑the‑deck hype. Keep an eye on the white‑paper—potential price movements could spark once confirmed.

5. International Plaza

International Plaza – The Unassuming Star of the CBD

Location – Anson Road, District 2
Developed by – Unknown
Lease – 99 years
Completed – 1976
Units – 210 (plus 962 shop units, offices, a car‑park and a pool)

Why it’s Easy to Overlook

With the shiny new Guoco Tower (Wallich Residence) right beside it, International Plaza gets tucked under the shadow of the modern office block crowd.

• Pinnacle @ Duxton and Tanjong Pagar Plaza are just a stone’s throw away, making the plaza feel like a hidden gem.
• Built in 1976, the building still feels a bit older than the high‑rise neighbors.
• Prices keep hovering around $1,200 psf, which may still feel affordable for the CBD, even for a pricey 49th‑floor unit.

What Makes the Plaza Worth Visiting

Even with its modest age, the development boasts:

• 962 shop units that keep the street buzzing
• Offices and open spaces that cater to businesses
• A strata‑titled car‑park – no more parking woes
• A strata‑titled swimming pool – splashy days in the city

Location: A Foodie’s Paradise

Adjacent to Guoco Tower, the plaza offers direct access to Tanjong Pagar MRT station.
The surrounding shophouses and malls provide a smorgasbord of dining options, so you’ll never miss a bite.

Recent Transaction Snapshot

Here’s a quick look at recent sales (in US$):

• Aug 25, 2022 – 10 Anson Road #49‑XX, 1,604 sq ft, $1,221 psf, result: $1,958,000
• Mar 24, 2022 – 10 Anson Road #45‑XX, 1,033 sq ft, $1,258 psf, result: $1,300,000
• Aug 23, 2021 – 10 Anson Road #40‑XX, 1,033 sq ft, $1,142 psf, result: $1,180,000
• May 12, 2021 – 10 Anson Road #39‑XX, 1,033 sq ft, $1,161 psf, result: $1,200,000
• Jan 5, 2021 – 10 Anson Road #42‑XX, 1,496 sq ft, $1,138 psf, result: $1,702,000

Recent Sale Alert

International Plaza was recently offered for collective sale in April 2022, with a reserve price of $2.7 billion.

So, if you’re on the hunt for a slice of the CBD that blends history, affordability, and convenience, this hidden gem could be just what you need.

6. Burlington Square

Burlington Square: The Hidden Real Estate Treasure on Bencoolen Street

Welcome to one of Singapore’s best‑kept secrets—Burlington Square. Nestled on Bencoolen Street in District 7, this 1998‑era development quietly outshines its flashy neighbour, Sim Lim Square, in affordability and charm.

Quick Snapshot

• Location: Bencoolen Street, District 7
• Developer: Unknown (yes, even the developers will keep you guessing)
• Total Units: 179
• Lease: 99‑year long
• Completion: 1998

Recent Sales Highlights

Looking for the sweet spot in District 7? Here’s the latest lineup:

• May 4 2022 — Unit #05‑XX, 1,152 sq ft – $1,198 psf → $1,380,000
• April 20 2022 — Unit #15‑XX, 667 sq ft – $1,331 psf → $888,000
• April 12 2022 — Unit #09‑XX, 732 sq ft – $1,422 psf → $1,041,000
• June 24 2021 — Unit #14‑XX, 840 sq ft – $1,346 psf → $1,130,000
• June 14 2021 — Unit #07‑XX, 936 sq ft – $1,281 psf → $1,200,000

Why Burlington Square Still Wins

Though located a tad farther from the hustle and bustle, Burlington Square sits in a district that’s on the brink of a skyline makeover—imagine Guoco Midtown, The M, and Shaw Towers lighting up the horizon. But until the big name colleagues (you know, Sim Lim Square, The Bencoolen, Fu Lu Shou Complex, and Albert Centre) catch up in age, Burlington remains the sweet spot for a wallet‑friendly leap into property ownership.

Bottom line: It’s the most affordable slice of real estate in this part of town, with recent sales hovering around $1,200 psf. If you’re hunting for value with a dash of character, Burlington Square is the place to check out.

Source

Squarefoot Research – got the numbers straight on that.

Written by Stackedhomes. Original article details kept.