International Plaza
Overview & Key Facts
International Plaza at 10 Anson Road is one of Singapore’s most architecturally singular residential addresses — a 50-storey mixed-use landmark completed in 1976 in the heart of Tanjong Pagar, District 2. Developed by International Associated Co. Pte Ltd, the building is defined by its distinctive octagonal tower rising above a seven-storey triangular podium, a form that remains instantly recognisable on the CBD skyline nearly five decades after completion. The residential component comprises 210 apartments occupying floors 37 to 50, sitting above 689 office units and 263 ground-level shops in one of Singapore’s first true mixed-use vertical communities.
This is not a conventional condominium purchase. International Plaza sits at the sharpest end of Singapore’s leasehold spectrum: with approximately 43 years remaining on a 99-year lease from 1970 (expiring around 2069), the financing calculus for most buyers is severely constrained. CPF cannot be used to purchase a property with less than 60 years remaining lease — a threshold International Plaza crossed years ago. Bank financing is available but heavily restricted: most lenders cap loans to 25–30 years maximum on sub-60-year leasehold, and loan-to-value ratios are reduced accordingly. At the current lease length, buyers should expect to fund the majority of the purchase price in cash.
The buyer pool is therefore narrow by design: cash-rich investors, yield-focused landlords, corporations leasing to expatriate executives, and CBD workers who value the Tanjong Pagar address above all else. With 325 recorded rental transactions against only 33 resale transactions in our database, International Plaza functions overwhelmingly as an investment-grade rental asset rather than an owner-occupier home — a ratio that underscores exactly who buys here and why. Average rental income of $4,369 per month against an average transacted price of $1,479,576 implies a gross yield of approximately 3.5–4.0%, meaningfully above freehold or long-lease peers in D2.
The shadow of a collective sale also shapes the investment narrative. In 2018, approximately 70% of owners — falling just short of the 80% statutory threshold — backed an en-bloc sale with a target price of S$2.6 billion, reflecting the extraordinary underlying land value of a full-block CBD site with mixed-use GFA of 1.44 million square feet. That attempt did not succeed, but the en-bloc possibility remains structurally present: as the lease shortens further, owner incentives to support a collective sale will intensify, creating a potential capital event that more conventional leasehold condos cannot replicate. For the right buyer, International Plaza is as much a bet on Singapore’s CBD land value as it is a residential purchase.
Location & Connectivity
International Plaza’s location is simply exceptional. The building is directly connected to Tanjong Pagar MRT (EW15) on the East West Line via a covered walkway — a level of MRT integration that places this among the most transit-connected residential addresses in Singapore. Residents can reach Raffles Place (2 stops, the financial district’s core), City Hall (4 stops), and Jurong East (30 minutes) with no exposure to weather. The nearby Shenton Way MRT (TE19) on the Thomson-East Coast Line provides a second line interchange within a short walk, adding the TEL corridor to one of Singapore’s best dual-line CBD positions.
The Tanjong Pagar precinct is among Singapore’s most dynamic urban villages. Keong Saik Road — one of Singapore’s most celebrated bar and restaurant streets — is a five-minute walk, lined with craft cocktail bars, wine rooms, and modern bistros in conserved shophouse terraces. Maxwell Food Centre, arguably Singapore’s most iconic hawker centre and home to the celebrated Tian Tian Hainanese Chicken Rice, is under 10 minutes on foot. Amoy Street Food Centre provides a second hawker destination and Chinatown Food Street is a short stroll north.
The Marina Bay Financial Centre, the Guoco Tower precinct, and One Raffles Quay are all within 10 minutes on foot or one MRT stop, giving residents a CBD work address with genuine restaurant and entertainment variety within walking distance. The Tanjong Pagar Plaza wet market and hawker centre, Duxton Hill’s dining strip, and the Outram Park interchange (EWL / NEL / TEL triple-line convergence at 2 stops) collectively make this one of Singapore’s most walkable and transit-rich urban postcodes.
Schools are not a primary draw for this address, consistent with the investor and executive-tenant buyer profile. The nearest international schools are in the East Coast and Tanglin corridors. For HDB upgraders or families seeking a school-proximity purchase, other D2 options such as One Bernam would be more appropriate. Green space is available at Fort Canning Park (10 minutes by MRT or 20 minutes walk) and the evolving waterfront promenade at Marina Bay.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Cantonment Primary School | primary | ~1.4 km |
| Outram Secondary School | secondary | ~1.4 km |
Facilities
International Plaza’s residential facilities are housed on the dedicated 36th floor, a full amenity level separating the office floors below from the residential apartments above. The headline facilities include a swimming pool, health club (gymnasium), and recreational areas — a provision that was considered generous when the building opened in 1976 and which, while uncompetitive with modern condominium standards, remains functional for residents who use them. The building also includes a badminton hall, parking (within the podium car park), and 24-hour security.
Context is critical. This is a 1976 building and the facilities reflect their vintage. Residents should not expect the landscaped poolscapes, multiple swimming pools, clubhouses, or spa facilities that newer developments in the $1.5M price bracket would offer. The health club is a functional gym rather than a contemporary fitness suite; the pool is a lap pool rather than an infinity-edge showpiece. For residents who value location and rental yield above lifestyle amenities, this is not a deal-breaker. For those accustomed to modern condominium facilities, the gap will be immediately apparent.
“Facilities are basic but the location is unbeatable — direct MRT access and everything you need within walking distance. Most tenants here are working in the CBD and don’t really use the pool anyway.”
— Resident review via PropertyGuru
The mixed-use podium is a genuine asset that compensates for the modest recreational facilities. The ground-floor-to-third-storey retail and F&B component means residents have access to a diverse range of food, convenience retail, and services within the building itself — a vertical convenience that few purely residential developments can replicate. Banking outlets, provision shops, restaurants, and offices are all immediately accessible without leaving the building. For expat tenants on short-term corporate leases, the self-contained convenience of the complex is a meaningful quality-of-life factor.
Unit Sizes & Layout
International Plaza’s 210 residential units occupy floors 37 to 50 of the octagonal tower, with apartments beginning above a full floor of recreational amenities at level 36. The unit mix spans studios (approximately 732 sqft) through two-bedroom configurations (904–1,400 sqft) and three-bedroom apartments (1,367–1,507 sqft), with the overall range running from approximately 732 sqft to 1,475 sqft across five floor plan types. At an average transacted price of $1,479,576 and average PSF of $1,224, the effective average unit size works out to approximately 1,209 sqft — reflecting a stock dominated by generously sized two-bedroom and three-bedroom apartments by current standards.
The 1970s-era layout philosophy is evident: rooms are proportioned for liveability rather than maximised on paper area, with real separation between bedrooms, living areas, and kitchens — a contrast to the open-plan compression of many post-2015 residential developments. Ceiling heights are higher than contemporary new launches, a characteristic of 1970s commercial-grade construction that residents consistently note as a positive. Windows are large, and upper-floor units from the 40th storey upward offer panoramic views across the CBD, Marina Bay, and in clear conditions, the Strait of Singapore.
Being on floors 37–50 of a 50-storey building in the CBD means the views from International Plaza are simply extraordinary. Lower-rise D2 condominiums cannot compete: residents are above most of the surrounding office stock, with unobstructed eastward views toward Marina Bay and Sentosa, northward over Chinatown and the civic district, and southward toward Keppel and the sea. These views are a structural premium over comparably priced ground-level addresses and are a defining characteristic of the residential proposition here.
One important operational reality: the building is classified as a mixed residential and commercial development, and the residential component sits above an active office tower and retail podium. Lift lobbies are shared with office floors during business hours, security protocols govern access to the residential floors, and the general environment has a more commercial character than a purely residential condominium. For corporate executives and investors, this is unremarkable. For buyers accustomed to the quieter ambience of dedicated residential developments, the commercial intensity can take adjustment.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,226 | $1,056,000 |
| 3 BR | 15 | $1,273 | $1,315,733 |
| 4 BR | 14 | $1,161 | $1,825,714 |
Pricing & Market Position
Based on 34 recorded transactions, sale prices range from $1,020,000 to $1,960,000, averaging $1,487,529 (~$1,193 psf).
Rents range from $1,500 to $14,430 per month across 326 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 6.2% (from $1,152 to $1,223 psf).
Neighbourhood Comparison
People’s Park Complex (D3, Chinatown, 99yr from 1970) is International Plaza’s closest structural peer: another 1970s CBD mixed-use tower with a similarly shortened lease and a long-running en-bloc narrative. People’s Park has faced similar collective sale challenges, and the comparison illustrates that the short-lease mixed-use category in Singapore’s central district is a recurring investment archetype rather than an isolated anomaly. Both properties attract cash investors, both generate strong rental yields by D1–D3 standards, and both carry en-bloc option value that conventional leasehold condos lack. The difference is address: International Plaza’s direct Tanjong Pagar MRT connection and CBD proximity give it a marginally stronger rental demand profile.
Altez (D2, Tanjong Pagar, 99yr leasehold from 2013, completed 2015) is the modern alternative for buyers who want the same Tanjong Pagar precinct with full financing access. Altez transacts at approximately $1,900–$2,200 PSF — a 55–80% PSF premium over International Plaza — but offers: full CPF usage, standard bank financing, modern facilities, and a lease running to 2112. For buyers who require financing or CPF, Altez is categorically the correct choice. For cash buyers, the comparison comes down to whether the PSF premium for a 69-year longer lease justifies giving up International Plaza’s superior rental yield and en-bloc optionality. Many experienced investors would argue it does not.
One Bernam (D2, freehold, completed 2024) is the premium freehold alternative in the same micro-district. Freehold tenure eliminates all lease-related financing constraints permanently. One Bernam transacts at $2,500–$3,000 PSF — more than double International Plaza’s PSF. For buyers who can afford the step-up, the permanent tenure and modern specifications are compelling. But at twice the PSF, the quantum required to purchase a comparable 2BR or 3BR unit at One Bernam versus International Plaza is dramatically higher, and the rental yield compression at freehold D2 PSF levels makes the yield case for International Plaza significantly stronger for cash investors.
The comparison framework clarifies the buyer segmentation. One Bernam is for long-hold wealth preservation buyers who can write large cheques for permanent tenure. Altez is for buyers who need financing and want a modern Tanjong Pagar address on a lease that runs to 2112. International Plaza is for cash-rich, yield-focused investors with an en-bloc thesis and a specific understanding that they are buying a limited-horizon asset with extraordinary location fundamentals. These are three distinct buyer profiles with three distinct products, and the mistake is comparing them without first establishing which profile applies.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| INTERNATIONAL PLAZA | 99 yrs lease commencing from 1970 | 1976 | 210 | $1,193 |
| ONE BERNAM | 99 yrs lease commencing from 2019 | 2021 | 364 | $2,587 |
| NEWPORT RESIDENCES | Freehold | 2026 | 487 | $3,128 |
| ICON | 99 yrs lease commencing from 2002 | 2007 | 646 | $1,791 |
| SKYSUITES@ANSON | 99 yrs lease commencing from 2008 | — | 360 | $2,230 |
| SKY EVERTON | Freehold | 2021 | 262 | $2,800 |
Lease Decay Analysis
The 99-year lease runs from 1970, meaning approximately 56 years have already been consumed. Roughly 43 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~43 years | CPF restrictions may apply |
| 2029 | ~39 years | Significant financing restrictions for next buyer |
| 2069 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates INTERNATIONAL PLAZA across multiple dimensions.
What Residents Say
“Best location in Singapore for CBD workers — I walk directly from the MRT into the lift. Facilities are dated but honestly I never use them. The views from floor 45 are just insane.”
— Owner-occupier review via 99.co
“Great rental income from expat tenants on company leases. Maxwell food centre and Keong Saik are minutes away. The lease issue is real but I bought cash and the yield more than justifies it.”
— Investor review via PropertyGuru
“The mixed commercial-residential nature takes some adjustment — the lift lobby during working hours feels like an office building. But once you’re on the residential floors, the views are spectacular and the MRT link is genuinely unbeatable.”
— Tenant review via EdgeProp
“Bought in 2019 fully understanding the lease. I’m a cash buyer and the rental yield is excellent. The en-bloc possibility is the upside option. Not for everyone but the numbers work for me.”
— Investor review via SRX
The resident and investor feedback at International Plaza is unusually consistent in its self-selection: those who buy here understand the lease limitations and have made an explicit choice to prioritise location, yield, and en-bloc optionality over financing flexibility and lease permanence. Negative reviews almost exclusively reflect buyers who did not fully understand the lease constraints before purchase — a pattern that reinforces the importance of complete due diligence before committing to any sub-60-year leasehold property. The building management and security are functional for an older mixed-use development, though residents note that the ageing infrastructure requires ongoing attention and that MCST governance of a 1,100+ unit mixed-use block is inherently more complex than a purely residential condominium.
Strengths & Weaknesses
- Direct covered connection to Tanjong Pagar MRT (EW15) — no weather exposure, zero walking distance
- Second MRT line nearby: Shenton Way (TE19) on Thomson-East Coast Line adds dual-line CBD access
- Maxwell Food Centre, Keong Saik Road, Amoy Street, and Chinatown Food Street all within 10 minutes on foot
- Spectacular panoramic CBD views from floors 37–50 — above most surrounding office buildings
- High rental demand: 325 rental transactions vs 33 resale — one of the strongest rental-to-sale ratios in D2
- Gross yield ~3.5–4.0% for cash buyers — among the highest rental yields in Tanjong Pagar
- En-bloc optionality: 70% of owners backed a S$2.6B collective sale in 2018 — potential capital event as lease shortens
- Generous 1970s unit sizes: 2BR from 904 sqft, 3BR from 1,367 sqft — larger than most modern equivalents
- Mixed-use podium: 263 shops, restaurants, and services within the building itself
- One of Singapore’s most walkable CBD addresses — car-free lifestyle genuinely viable
- Only ~43 years remaining on 99yr lease from 1970 — the most lease-critical residential asset in D2
- CPF CANNOT be used: lease is below the 60-year CPF usage threshold
- Bank financing severely restricted: most lenders cap loans at 25yr max, reduced LTV — expect heavy cash requirement
- Exit window is narrowing: each passing year reduces financing options for future buyers, compressing resale liquidity
- No CPF-funded buyers in the market means smaller buyer pool and longer resale holding periods
- 1976 vintage facilities — pool and gym are functional but not competitive with modern condominium standards
- Commercial-residential mixed nature: lift lobbies shared with office workers during business hours
- Ageing building infrastructure: 50-year-old lifts, plumbing, and electrical systems require ongoing monitoring
- Not suitable for families or HDB upgraders: limited school proximity, commercial ambience, no family-oriented lifestyle amenities
- En-bloc remains uncertain: 2018 attempt fell 10% short of the required 80% owner consent threshold
Verdict
International Plaza is, without qualification, the most lease-critical residential asset in our database. The approximately 43 years remaining on its 99-year leasehold from 1970 places it below every standard financing threshold: no CPF usage permitted, bank loans capped at 25–30 years with reduced LTV, and an exit window that is measurably narrowing. Every year that passes makes the property harder to finance, harder to resell, and harder to hold for non-institutional buyers. This is not a nuance — it is the defining fact of any investment decision here.
And yet, for the right buyer, the case is coherent and sometimes compelling. The direct Tanjong Pagar MRT connection is irreplaceable infrastructure. The 325 rental transactions in our database — against only 33 resale transactions — demonstrate that the rental market functions efficiently and continuously: this is a property that rents, not just sells. An average rent of $4,369 per month against an average purchase price of $1,479,576 implies gross yields approaching 3.5–4.0% — substantially above what long-lease D2 condominiums offer at equivalent price points. For a cash buyer funding the full purchase without mortgage, the yield arithmetic is genuinely attractive.
The en-bloc dimension adds a further layer of optionality. The 2018 collective sale attempt at a S$2.6 billion target price — representing roughly $7 million per residential unit — collapsed at 70% consent, 10 percentage points short of the statutory threshold. But the incentive for a collective sale does not disappear; it intensifies as the lease shortens. A single large developer acquiring the full block would inherit one of Singapore’s most strategically located CBD sites for redevelopment. The probability of en-bloc success rises as more owners reach the financial calculus tipping point where collective sale outperforms individual resale in a lease-shortened market. Buyers who purchase with an explicit en-bloc thesis are not being unrealistic — they are identifying a structural dynamic that the market has already priced partially into the rental yield.
International Plaza is not for most buyers — and that is precisely what makes it interesting for the few for whom it is right. Cash-rich investors with a 5–15 year horizon, who understand the lease mechanics, want the CBD address, and are alert to the en-bloc catalyst, will find more yield here than almost anywhere else in Tanjong Pagar at this price point.
Against comparables: People’s Park Complex in D3 Chinatown is the closest structural analogue — another 1970s mixed-use tower with a similarly shortened lease and a recurring en-bloc narrative. The comparison highlights that short-lease CBD mixed-use is a specific investment category with its own dynamics, not simply a distressed version of mainstream condominium ownership. Altez in D2 Tanjong Pagar (99yr from 2013) offers a modern-spec comparison at significantly higher PSF but with full financing access and a lease that extends to 2112. One Bernam (freehold, D2) offers permanent tenure for buyers who want the neighbourhood without the lease clock. Neither comparison invalidates International Plaza for a cash investor — they simply reflect a different buyer profile with a different risk tolerance and a different investment horizon.