Last Tuesday, while grabbing kopi at Eng Watt Street, I overheard three entrepreneurs debating where to set up their new fintech venture. “Orchard Road has the prestige,” argued one, “but Bukit Merah has the soul.” After spending eight years helping businesses find their perfect space in this evolving district, I couldn’t agree more.
The Bukit Merah Most Visitors Never See
Most Singaporeans know Bukit Merah for VivoCity or IKEA Alexandra. What they miss are the hidden commercial gems scattered throughout the district’s diverse neighborhoods. Take the refurbished shophouses along Jalan Bukit Merah, where rent has somehow remained 15-20% below similar units in Tiong Bahru despite comparable charm.
I recently toured a client through a second-floor walkup above a hardware store near Redhill MRT. “This looks awful from outside,” she admitted. Two weeks later, her design consultancy signed a three-year lease. Why? The 14-foot ceilings, original timber floors, and north-facing windows flooding the space with perfect natural light for her team’s creative work.
The Post-Pandemic Commercial Landscape
The pandemic permanently changed how businesses approach office space in Bukit Merah. The traditional serviced office operators like Regus and JustCo still dominate the main commercial strips, but the real innovation is happening in the smaller sub-districts.
Melvin Tan, who owns three commercial buildings near Jalan Membina, has pioneered what he calls “micro-leasing” – office units as small as 150 square feet with month-to-month contracts and shared meeting rooms. “After COVID, companies want flexibility above everything,” he told me over lunch at ABC Market. “They’ll pay 20% premium for the freedom to leave with 30 days’ notice.”
His newest building has maintained 93% occupancy for the last 18 months, mostly with teams of 2-5 people who fled larger setups elsewhere.
Neighborhood-Specific Commercial Identity
What makes Bukit Merah fascinating is how each neighborhood has developed its own commercial character:
Tiong Bahru: Home to boutique creative agencies and media companies who value the art deco architecture and café culture. Space here commands SGD 7.50-9.00 per square foot – steep, but tenants rarely leave.
Henderson/Redhill: The quiet achiever, attracting financial services back-offices and compliance teams who appreciate being just three MRT stops from Raffles Place but paying about 40% less in rent.
Alexandra Central: Where retail meets office space, with businesses choosing locations above or adjacent to shopping areas to provide employees with convenience.
Telok Blangah: The future-focused zone, with its proximity to the Greater Southern Waterfront development attracting forward-thinking tech companies willing to bet on the area’s growth.
Real Talk: The Bukit Merah Commercial Quirks
Having placed dozens of businesses throughout Bukit Merah, I’ve learned some quirks that landlords won’t tell you:
The Aircon Lottery: Buildings along Henderson Road struggle with afternoon western sun exposure. I’ve measured a 4-5 degree temperature difference between east and west-facing units in the same building during May-August. Smart tenants negotiate additional cooling capacity into their leases.
The Parking Myth: Contrary to popular belief, the URA ratio of 1 lot per 200sqm of office space doesn’t apply uniformly. Buildings constructed before 1985 (plenty in Bukit Merah) operate under grandfathered regulations with far fewer spaces. One client with 15 staff at Alexandra Road has just two allocated lots.
The Hawker Center Effect: Office spaces within 300 meters of a hawker center command a 5-8% premium. Why? Staff lunch options matter enormously for talent retention in Singapore’s competitive job market.
The Numbers You Won’t Find Online
Here’s what businesses are actually paying in Bukit Merah right now (from leases signed in the past six months):
| Location | Type | Size (sqft) | Monthly Rent (SGD) | Notes |
| Jalan Kilang Barat | Refurbished industrial | 1,200 | $3,450 | Includes covered parking |
| Eng Hoon Street | Heritage shophouse (upper floor) | 750 | $4,100 | High ceilings, no elevator |
| Henderson Road | Modern office block | 1,500 | $6,200 | Shared reception, 24/7 access |
| Alexandra Central | Retail-office hybrid | 980 | $6,500 | Street-level entrance |
Conclusion: Finding Your Bukit Merah Match
Bukit Merah isn’t just another business district – it’s a patchwork of micro-communities, each with distinct advantages for different business types. The decision isn’t simply between coworking or private office, but rather which neighborhood and building type best serves your specific needs.
Whether you’re drawn to Tiong Bahru’s creative energy, Henderson’s practical affordability, or Telok Blangah’s future potential, there’s a perfect space waiting in Singapore’s most characterful business district.
Need help navigating Bukit Merah’s commercial landscape? At MatchOffice, we’ve helped over 200 businesses find their ideal space in this district alone. Contact us today for a no-obligation consultation to discover your perfect Bukit Merah match.