An $80m EOI, Read for an Investor
Published
A six-storey building at 45 Middle Road, in the Beach Road-Bugis precinct, has been put up for sale by expression of interest at a guide price of $80 million, marketed by Huttons Asia's Yeo Khee Liang and Lee Sze Teck. The exercise, for the 999-year leasehold building known as Foo Ann Building, closes at 3pm on 7 December 2026. The 5,554 sq ft site carries about 25,493 sq ft of gross floor area, which puts the guide price at roughly $3,138 psf on GFA. As a commercial asset, the deal attracts no additional buyer's stamp duty and no foreign-ownership restriction.
An $80 Million Guide Price, Read by a Shoppes @ Sky Eden Investor
For an investor, the Foo Ann Building EOI is a whole-building play: the buyer takes on levels occupied by Academies Australasia College, plus whatever redevelopment path - office, hospitality or co-living, as Huttons has suggested - the market will support. That is a large, lumpy ticket size with construction and leasing risk built in, a world away from buying a single tenanted retail unit outright. An investor still has to underwrite planning approval, construction cost and a new leasing cycle before the building earns a cent, and the $3,138 psf (GFA) guide price has to be read with all of that risk priced in.
Why Scale and Liquidity Set Shoppes @ Sky Eden Apart
Shoppes @ Sky Eden offers the opposite profile: twelve F&B-approved strata retail units on the ground floor of Sky Eden@Bedok, a 17-storey mixed-use tower, sized from about 398 to 1,313 sq ft and totalling around 11,193 sq ft. Each unit can be bought and let on its own, without taking on an entire building's redevelopment timeline or its financing. That smaller ticket size also means an investor can size a purchase to a single tenant's needs rather than underwriting an entire floor of uncertain future use. The tower above has 158 homes, already fully sold, which keeps a built-in catchment walking past the retail frontage every day of the week.
Location Backs Up the Case for Shoppes @ Sky Eden
Bedok MRT station is about a 3-minute walk from Shoppes @ Sky Eden at 1 Bedok Central, placing the retail units at the centre of Bedok's commuter flow in District 16. The 99-year leasehold units reached TOP stage as part of a completed mixed-use development, and the site's own balance chart showed a unit sold on 15 May 2026, a sign that smaller, income-ready tickets continue to move even while a transaction like the Middle Road EOI plays out at the other end of the market. An investor comparing the two deals is really comparing two different strategies: a redevelopment bet on a single large asset, against a ready-built, tenant-ready unit in an established town centre. More on the location is set out on the location page, and the Sales Concierge can be reached through the contact page for current availability. For an investor comparing timelines, the Middle Road EOI closes at a fixed point, 3pm on 7 December 2026, after which the bidding process will have run its course one way or another, while a strata unit at Shoppes @ Sky Eden can be transacted whenever a willing seller and a willing buyer agree on terms, with no auction-style deadline attached to the decision.
Source: EdgeProp.
General information only, not financial or legal advice.
Source: EdgeProp. This article is independent commentary; Shoppes @ Sky Eden is not affiliated with the parties mentioned.