Living in a Shophouse: Essential Insights for Potential Homeowners
- Propnex Shophouse Elites
- May 15
- 3 min read
Heritage charm, city-centre convenience, and a space that’s anything but cookie-cutter, shophouse living is gaining attention from both locals and expats in Singapore. But before you fall in love with Peranakan tiles and timber shutters, there’s one key question to ask:
Can you actually live in a shophouse?
Let’s break it down.
Residential vs. Commercial Shophouses: What’s the Difference?
First, not all shophouses are created equal. In Singapore, shophouses fall under different zoning categories in the URA Master Plan, and this determines how you can use them.
1. Residential Shophouses (Orange Zone)
Meant strictly for residential use.
Only Singaporeans can purchase (foreigners need LDAU approval, which is rarely granted).
You cannot run a business from these units.
2. Mixed-Use or Commercial-Residential Shophouses (Pink Zone)
Commercial use is allowed on the ground floor, residential on upper floors.
Offers the best of both worlds—live upstairs, lease the ground floor.
Ownership rules vary depending on the percentage of residential vs commercial space.
3. Fully Commercial Shophouses (Blue Zone)
Foreigners can purchase these without approval.
Technically not meant for residential use, some are used as boutique homes or co-living spaces.
Renovations for residential conversion may require URA and BCA approval.
Always check with URA and engage a conveyancing lawyer or architect familiar with conservation guidelines before committing.
Living in a Shophouse: The Challenges
Living in a shophouse is like living in a time capsule, and that includes its quirks. While it’s aesthetically pleasing, there are practical trade-offs that you need to consider.
1. Layout Limitations
Shophouses are typically long and narrow, with rooms arranged linearly.
Natural light and ventilation can be limited in the middle section.
Staircases may be steep and narrow, especially in older units.
Engaging a skilled architect can transform layout limitations by creatively introducing natural light, airflow, and functional design into the space.
2. Renovation Restrictions
Conservation shophouses have strict façade preservation rules.
Interior works may require approval from URA and BCA.
Expect higher renovation costs due to bespoke materials and specialist craftsmen.
However, the heritage charm of shophouses remains unmatched and cannot be replicated by anyone.
3. Noise & Street Activity
Located in vibrant districts, which can be a double-edged sword.
You might hear restaurant crowds, delivery drivers, or nightlife depending on your location.
Soundproofing is a good and practical solution.
Why People Still Choose to Live in Shophouses
Despite the challenges, shophouse living has a loyal (and growing) fanbase. Here's why:
1. Heritage Charm & Architectural Character
No two units are the same. Think ornate facades, original timber floors, antique tiles.
You're living in a piece of Singapore’s history.
2. City-Centre Living
Many conservation shophouses are located in prime districts of Tanjong Pagar, Emerald Hill, Joo Chiat.
Cafés, MRTs, markets, and lifestyle offerings are literally at your doorstep.
3. Community & Culture
Unlike sterile condos, shophouses often foster tight-knit communities.
Living above a bakery, next to a florist, and across from an art studio? That’s the vibe.
4. Expat Appeal
Expats looking for non-cookie-cutter homes often fall in love with shophouses.
Especially popular with creatives, digital nomads, and boutique business owners.
If you value charm, uniqueness, and city-centre living, and don’t mind a few quirks along the way. a shophouse might just be your dream home. But it’s not for everyone. It’s heritage with heart and a bit of hustle.
Still unsure? Explore our latest listings or get in touch with the PSE team to find the right shophouse for you!
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