What types of commercial properties does HDB owns?
The Housing & Development Board (HDB) owns and manages a significant portfolio of commercial properties, which are primarily integrated into residential estates to provide essential services to heartland residents.
HDB commercial properties are categorized into several key types:
1. Retail Shops and Shophouses
HDB manages numerous retail units located in town centres, neighbourhood centres, and precinct clusters.
- HDB Shophouses: These are unique units often consisting of a ground-floor commercial shop and attached upper-floor residential quarters. HDB considers these entire units commercial properties for ownership purposes.
- Service Trades: Many units are used for service-oriented businesses such as tuition centres, beauty salons, and medical or dental clinics.
- Essential Services: This includes supermarkets, minimarts, and convenience stores that serve the immediate community.
2. Food & Beverage (F&B) Premises
A substantial portion of HDB’s commercial space is dedicated to eating houses and restaurants.
- Coffeeshops: HDB directly owns and rents out many heartland coffeeshops. Since 2018, HDB has used Price-Quality tenders for these, prioritizing operators who offer budget meal options.
- Family Restaurants and Cafes: Units are also allocated for larger dining establishments, including family restaurants and takeaway food outlets.
3. Office Spaces
While less common than retail, HDB does own and manage office spaces within certain commercial complexes or above retail shops in town centres. These are frequently utilized by service providers or small businesses.
4. Industrial Properties (Historical/Residual)
Historically, HDB managed a vast array of industrial properties, including flatted factories, food factories, and warehouses. While many industrial management functions were transferred to JTC Corporation in 2018, HDB still maintains ownership or management oversight of certain light industrial units (B1) integrated within its residential estates
How many in total in the above 4 categories and how many do HDB owns in the respective categories?
In 2026, the Housing & Development Board (HDB) continues to manage a vast network of commercial properties to ensure heartland residents have access to essential goods and services.
Based on the latest available data as of early 2026, the breakdown for the categories is as follows:
1. Retail Shops and Shophouses
This is the largest category of commercial property under HDB's purview.
- Total in Category: Approximately 15,500 units.
- Owned and Rented Out by HDB: About 7,000 units.
- Privately Owned: Roughly 8,500 units were sold by HDB in the 1980s and 1990s and are now privately held.
2. Food & Beverage (F&B) Premises (Coffeeshops)
While F&B includes various formats, coffeeshops are the most specifically tracked sub-category.
- Total Coffeeshops: Approximately 776 units.
- Owned and Rented Out by HDB: Exactly 374 units.
- Privately Owned: Exactly 402 units.
- Status for 2026: By 2026, all 374 HDB-owned rental coffeeshops are required to offer budget meal options as a condition of their tenancy renewal.
3. Office Spaces
HDB owns a smaller, more specialized pool of office spaces, primarily located within town centres or above retail shops.
- Ownership: HDB directly owns and manages these units, though they represent a smaller fraction of the total commercial portfolio compared to retail and F&B.
- Usage: These are often leased to service providers, such as tuition centres or professional services.
4. Industrial Properties
The majority of HDB's former industrial portfolio (factories and warehouses) was transferred to JTC Corporation in 2018.
- Current Role: HDB primarily retains ownership of light industrial units (Category B1) that are functionally integrated into residential estates to minimize noise and environmental impact.
- Management: While HDB remains the owner of certain residual industrial units, new industrial developments are almost exclusively managed by JTC.
Summary Table: HDB Ownership Status (2026)
| Category | Total Units (Approx.) | Units Owned/Managed by HDB |
|---|---|---|
| Retail Shops & Shophouses | 15,500 | ~7,000 |
| Coffeeshops (F&B) | 776 | 374 |
| Offices & Industrial | Integrated | Predominantly HDB-owned if in estates |
HDB has discontinued the sale of commercial properties since 1998 to maintain better control over "trade curation," ensuring that essential services like clinics and minimarts remain available and affordable in the heartlands
Any way to breakdown the numbers for Office Spaces and Industrial units owned by HDB?
In 2026, the specific breakdown of office and industrial units owned by the Housing & Development Board (HDB) is defined by their functional integration into residential towns.
1. Office Spaces
HDB’s office portfolio consists primarily of service-oriented commercial units located within town centers or above retail shops.
- Total Number: As of 2026, HDB manages approximately 2,238 office units.
- Categories:
- Commercial Offices: Units leased to private businesses, tuition centers, and professional service providers.
- Administrative Offices: This includes HDB’s own branch offices and town council offices located within the heartlands, estimated at about 75 units.
2. Industrial Units
HDB's industrial ownership has changed significantly following the strategic consolidation of public sector industrial assets.
- The 2018 Transfer: Effective January 1, 2018, HDB transferred its entire industrial portfolio—comprising approximately 10,700 industrial units and 540 land leases—to JTC Corporation.
- Types of Units Transferred: This included flatted factories, terrace workshops, industrial shops, and warehouses.
- HDB’s Remaining Role (2026): While JTC is now the primary landlord for public industrial space, HDB maintains oversight or ownership of a small, residual number of light industrial units (Category B1) that are built directly into residential estates to minimize environmental impact and provide local employment. These are generally managed in coordination with JTC to ensure "one-stop" access for tenants.
Summary of HDB-Owned Units (2026)
| Category | Approx. Total Units | Key Locations |
|---|---|---|
| Offices | 2,238 | Town Centres, HDB Branches |
| Industrial Units | Transferred to JTC | Residual B1 units in estates |
For active management, current industrial tenants in former HDB properties deal directly with JTC, though counter services for these tenants remain accessible at the HDB Hub in Toa Payoh for convenience.
Does HDB rent out 2nd level shophouse?
Yes, the Housing & Development Board (HDB) does rent out entire two-storey shophouses, including the second level living quarters, through its HDB Place2Lease scheme.
HDB stopped selling shophouses to private owners in 1998 and now manages a stock of approximately 7,000 units which it offers for rent to provide a stable trade mix and meet residents' needs
Key Points for Renting HDB Shophouses
- Direct from HDB: HDB offers commercial units directly for rent through open bidding on its Place2Lease website.
- Trade Specificity: Units rented directly from HDB are typically tied to specific approved trades outlined in the tenancy agreement (e.g., medical facility, tuition centre, retail shop). A tenant must adhere to the designated use.
- Second Level Usage: The second level is typically designated as the "living quarters" or residential component of the shophouse. It can be used for residential purposes or, with approval and an application for a change of use from HDB and the Urban Redevelopment Authority (URA), potentially for certain commercial activities like a tuition centre.
- Private Landlord Option: There are also around 8,500 HDB shophouses that are privately owned. You may find listings for these units on commercial property portals like CommercialGuru or PropertyGuru, where you would negotiate terms with the private landlord or their agent.
For the most accurate and current availability, you should directly check the official HDB Place2Lease website
1. Renting Directly from HDB
HDB manages about 7,000 shop units and leases them directly to tenants.
- Commercial Use: You can rent HDB commercial spaces (including shophouses) through the HDB Place2Lease portal, where units are often allocated via open tender.
- Living Quarters: Many HDB shophouses include "living quarters" on the 2nd level. When renting directly from HDB, the 2nd floor is typically included in the overall tenancy agreement for the shop.
- Conversion: You can apply for a "Change of Use" from HDB or the Urban Redevelopment Authority (URA) to convert the 2nd-level residential space into commercial space, such as a tuition centre or office, subject to approval.
2. Renting from Private Owners
There are approximately 8,500 HDB shophouses owned by private individuals or companies (purchased before 1998).
- Partial Rental: Private owners can choose to rent out only the 1st floor (shop) and keep the 2nd floor, or vice versa.
- Residential Use: If the 2nd level is a residential unit, it is subject to HDB’s standard rental rules, such as the Minimum Occupation Period (MOP) and non-citizen quota requirements.
- Market Listings: These units are frequently listed on private commercial portals like CommercialGuru.
Key Considerations
- Trade Restrictions: If you rent directly from HDB, the unit is often bound to specific trades (e.g., medical, cafe) to ensure a balanced mix in the neighbourhood.
- Stamp Duty (ABSD): For buyers/owners, the 2nd level is often considered "residential," meaning Additional Buyer’s Stamp Duty (ABSD) may apply to that portion of the property.
- CPF Usage: You cannot use CPF funds to purchase HDB shophouses as they are classified as commercial properties, regardless of the residential 2nd floor.
Does HDB rent out Ground Floor and 2nd Floor separately or has to be together?
Whether the ground floor (shop) and 2nd floor (living quarters) of an HDB shophouse can be rented out separately depends on who the landlord is and the specific property's setup.
Renting from HDB (Direct Landlord)
When renting directly from HDB (via the Place2Lease portal), the ground floor and 2nd floor are typically offered as a single unit under one tenancy agreement. The tenant is then responsible for the entire premises.
- Commercial Use: The primary use is commercial, but the 2nd floor "living quarters" can often be converted to other commercial uses (e.g., office, tuition centre) with HDB's approval.
Renting from Private Owners (Subletting)
For HDB shophouses that are privately owned (sold by HDB before 1998), the private owner has more flexibility.
- Separate Leases are Possible: Private owners can, and often do, rent out the ground floor and 2nd floor to different tenants. The 2nd floor usually has a separate entrance, facilitating independent leasing.
- Conditions Apply:
- Residential Use: If the 2nd floor is rented for residential use, it is subject to HDB's standard MOP and tenant eligibility rules.
- Commercial Use: If the 2nd floor is to be used for a commercial purpose, the tenant or owner must apply for a "Change of Use" approval from HDB/URA, which is generally approved for trades like offices or clinics that don't cause disamenities to other residents.
These guides specify the conditions under which HDB shophouse floors can be rented independently, covering both direct HDB rentals and private owner scenarios
Why the HDB sell the shophouses then decided stop selling?
HDB sold shophouses in the 1980s and 1990s to promote entrepreneurship and private ownership of commercial properties. However, it stopped the sales in 1998 to better control the tenant mix and ensure the affordability of essential goods and services for residents in HDB estates.
Reasons for Initial Sales (1980s-1990s)
- Promote Entrepreneurship: The sales were aimed at encouraging local businesses and individuals to own their commercial spaces.
- Encourage Ownership: The government wanted to foster private ownership of commercial properties, similar to private shophouses.
Reasons for Stopping Sales (1998 onwards)
The primary reasons for discontinuing the sale of shophouses and switching to a direct rental model were related to managing the heartland retail landscape and addressing issues that arose from private ownership:
- Better Trade Curation: By retaining ownership and leasing directly, HDB gained the flexibility to curate a desirable mix of shops and services (e.g., ensuring a balance of food, medical, and retail services) that directly cater to the needs of residents, rather than leaving the mix purely to market forces.
- Manage Affordability and Rents: Rents for privately owned shops often surged significantly, sometimes doubling in a short period, which could lead to an "undesirable business mix" (e.g., too many spas or moneylenders) as landlords sought the highest possible rent. HDB-let shops, in contrast, have seen generally stable rents.
- Control over Supply and Planning: Direct ownership allows HDB to have better control over the overall supply and planning of commercial spaces within estates, enabling them to inject new retail supply where needed to meet demand.
These government policy explanations detail the reasons for HDB's past sales and subsequent discontinuation of shophouse sales
How do we know which shophouse or shops belongs to HDB and which belongs to HDB by a look?
HDB sold shophouses in the 1980s and 1990s to promote entrepreneurship and private ownership of commercial properties. However, it stopped the sales in 1998 to better control the tenant mix and ensure the affordability of essential goods and services for residents in HDB estates.
Reasons for Initial Sales (1980s-1990s)
- Promote Entrepreneurship: The sales were aimed at encouraging local businesses and individuals to own their commercial spaces.
- Encourage Ownership: The government wanted to foster private ownership of commercial properties, similar to private shophouses.
Reasons for Stopping Sales (1998 onwards)
The primary reasons for discontinuing the sale of shophouses and switching to a direct rental model were related to managing the heartland retail landscape and addressing issues that arose from private ownership:
- Better Trade Curation: By retaining ownership and leasing directly, HDB gained the flexibility to curate a desirable mix of shops and services (e.g., ensuring a balance of food, medical, and retail services) that directly cater to the needs of residents, rather than leaving the mix purely to market forces.
- Manage Affordability and Rents: Rents for privately owned shops often surged significantly, sometimes doubling in a short period, which could lead to an "undesirable business mix" (e.g., too many spas or moneylenders) as landlords sought the highest possible rent. HDB-let shops, in contrast, have seen generally stable rents.
- Control over Supply and Planning: Direct ownership allows HDB to have better control over the overall supply and planning of commercial spaces within estates, enabling them to inject new retail supply where needed to meet demand.
These government policy explanations detail the reasons for HDB's past sales and subsequent discontinuation of shophouse sales:
Show all
While all HDB shophouses are part of HDB estates and look similar, you can distinguish between those owned directly by
HDB (Rental) and those owned by Private Owners (Sold) through visual cues and digital searches.1. Visual & Physical Clues
- Estate Upgrading Signs: HDB-owned shops are strictly managed under HDB maintenance schedules. You may see standardized HDB maintenance notices or upgrading banners (e.g., Home Improvement Programme) that refer specifically to the block's management by the town council and HDB.
- Signage & Unit Numbers: HDB rental shops often feature standardized signage frames provided by HDB to maintain a uniform look.
- Trade Mix: HDB-owned units are more likely to house "essential" services like TCM clinics, wet market-related stalls, or traditional hardware stores, as HDB curates the trade mix to serve residents. Private units may have a higher concentration of "lifestyle" or high-rent businesses like spas, beauty salons, or specialized tuition centres.
2. Digital Verification (The Most Reliable Way)
- HDB Place2Lease Portal: Search for the unit on the HDB Place2Lease website. If the unit is listed here for tender or appears in their directory of managed units, it is owned by HDB.
- SLA INLIS Search: You can perform a "Land Titles Search" via the Singapore Land Authority (SLA) INLIS portal. For a small fee (approx. $5.25), you can check the owner's name. If the owner is listed as "Housing and Development Board," it is a rental unit.
- HDB Floor Plan Search: Attempt to buy the floor plan from the HDB portal. If the system prevents you from purchasing it, the unit is typically a rental unit managed directly by HDB.
3. Key Differences in "Look" and Feel
| Feature | HDB-Owned (Rental) | Privately Owned (Sold) |
|---|---|---|
| Appearance | Uniform, functional, and blends with the HDB block. | May have more varied renovations or distinct shopfront designs. |
| Trade Type | Curated for resident needs (Essential goods/services). | Determined by market demand (Higher-paying trades). |
| Rents | Stable, often set via open tender. | Volatile, subject to market swings and private landlord discretion |
To distinguish between HDB-owned (Rental) shops and Privately-owned (Sold) HDB shophouses by their outlook, look for these specific differences:
1. The "Yellow Box" (Outdoor Display Area)
One of the most recognizable features of HDB-managed rental shops is the presence of yellow boxes painted on the ground in front of the unit.
- HDB-Owned: These boxes strictly mark the "Outdoor Display Area" (ODA). HDB rental tenants must keep their goods (like fruit crates or hardware) within these yellow lines to avoid fines.
- Privately-Owned: While some private owners may also have ODA markings if they have an agreement with the Town Council, they often have more flexibility or may have converted the front area into a permanent enclosed storefront.
2. Signage and Facade Uniformity
- HDB-Owned (Rental): These often feature a standardized yellow or white signboard frame provided by HDB to maintain a uniform look across the block. The fonts and colors of the business names may vary, but the physical structure of the signage is identical to its neighbors.
- Privately-Owned (Sold): These units often have custom-designed facades. Because they are treated like private commercial properties, owners often install modern glass-to-glass shopfronts, specialized lighting, or large 3D logo signs that break the uniform "HDB look".
3. Trade and Business Type
- HDB-Owned (Rental): HDB strictly curates these units for "essential services". You will consistently see traditional wet market-related shops, standard GP clinics, or traditional neighborhood provision shops.
- Privately-Owned (Sold): These units have fewer trade restrictions. You are more likely to see "lifestyle" businesses that can afford higher private rents, such as:
- Specialized aesthetic or dental clinics with posh interiors.
- Modern cafes or "instagrammable" bakeries.
- High-end tuition or enrichment centers.
4. Second-Level Usage
- HDB-Owned: The 2nd floor is usually "living quarters" and often retains the original HDB window frames and clothes-drying racks that match the residential units above.
- Privately-Owned: Owners often apply for "Change of Use" to turn the 2nd floor into commercial space. Look for office-style glass windows, commercial air-conditioning units, or business signage displayed on the 2nd-floor windows.
Summary Comparison Table
| Feature | HDB-Owned (Rental) | Privately-Owned (Sold) |
|---|---|---|
| Ground Markings | Strict yellow ODA boxes. | Often absent or modified. |
| Signage | Standardized HDB frames. | Highly customized/modern branding. |
| Shopfront | Metal shutters, basic tiles. | Modern glass doors, creative lighting. |
| 2nd Floor Look | Looks like a standard flat. | Often looks like an office or studio. |
| Trade Type | Essential/Traditional. | Lifestyle/Commercial/Niche. |
Note: For a 100% accurate check, you must use the HDB Place2Lease portal; if the unit is not listed in their directory, it is likely privately owned
Show images of or how does Strict yellow ODA boxes and Signage Standardized HDB frames looks like
HDB-owned rental shops are visually distinct from privately-owned units primarily through two key features: the standardized HDB signage frame and the strict yellow Outdoor Display Area (ODA) boxes.
1. Standardized HDB Signage Frames
HDB provides a standard, uniform signboard frame to tenants in their rental blocks. These frames are typically a simple design (often yellow or white background) and are consistent across the entire row of HDB-owned shops in that precinct.
2. Strict Yellow Outdoor Display Area (ODA) Boxes
To manage clutter and ensure safety in the common areas, HDB paints prominent yellow lines or boxes on the floor in front of their rental shops. Tenants must keep all displayed goods strictly within these lines.
Here are images that illustrate the appearance of these features:
The outdoor area marked by yellow boxes in front of HDB shops is called the Outdoor Display Area (ODA).
While HDB manages the overall guidelines for these areas, the Town Council typically manages the day-to-day use and collection of fees for this additional space.
Key Features of the ODA
- Markings: These spaces are designated by thick yellow lines (often referred to as "yellow boxes") painted on the floor of public pathways.
- Purpose: They allow shopkeepers to display goods outdoors to attract crowds while ensuring that pathways remain safe and clutter-free.
- Management: Tenants or owners must apply for a permit from their respective Town Council to use the ODA.
- Fees: Shop owners pay a monthly fee to the Town Council for the use of this space.
- Restrictions:
- Walkway Width: A minimum clear walkway width of 1.5 meters must be maintained at all times for pedestrians.
- Trade Alignment: Goods displayed in the ODA must typically be the same as the approved trade of the main shop.
- No Subletting: Generally, shopkeepers are not allowed to sublet their ODA to third-party itinerant traders.
- Daily Removal: Goods and shelving must be moved back inside the shop at the end of each business day; overnight storage is not permitted.
For coffee shops, a similar space used for additional dining tables is called an Outdoor Refreshment Area (ORA)
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