Singapore Firms Form Alliance, List S$38M Commercial Portfolio

Two Singapore-based real estate advisory firms, AlpsEdge Real Estate and Brilliance Capital, have formed a new strategic alliance. The partnership's first major initiative is the joint marketing of a S$38 million portfolio of 22 freehold commercial units located at the Hexacube building on Changi Road.

The portfolio consists of 21 strata-titled shops and one office unit. The sale is being conducted through an Expression of Interest exercise, which is scheduled to close on November 12, 2025.

New Partnership Aims to Reshape Investment Sales

The collaboration brings together two specialized firms in Singapore's real estate sector. AlpsEdge Real Estate, known for its focus on investment-grade transactions such as en bloc building sales, is joining forces with Brilliance Capital, a firm recognized for its extensive network of ultra-high net worth clients and bespoke advisory services.

The stated goal of the alliance is to create a comprehensive service platform for real estate investors. By merging institutional market intelligence with private client advisory, the partnership intends to provide end-to-end solutions across various asset classes and deal structures.

Leadership and Experience

The new venture is backed by decades of industry experience. Mr. Tan Hong Boon, Founder and Executive Director of AlpsEdge Real Estate, has over 30 years of experience in valuation and investment advisory. He previously held senior roles at Jones Lang LaSalle and Credo Real Estate.

"This partnership is a powerful alignment of vision and values," said Mr. Tan Hong Boon. "By combining our expertise, we can deliver holistic solutions that span diverse asset classes, cross-border investments, and complex deal structuring."

Ms. Sammi Lim, Founder and Executive Director of Brilliance Capital, brings 20 years of experience and has overseen transactions totaling more than S$10 billion. Her firm, founded in 2020, serves family offices, property developers, and private funds globally.

"AlpsEdge brings a sharp institutional lens and capital markets acumen that complements our strength in private client advisory," stated Ms. Sammi Lim. "Together, we are building a platform that is agile, data-driven, and fully aligned with the evolving needs of our clients."

Hexacube Portfolio Offered for S$38 Million

The first major offering from the newly formed alliance is a significant portfolio at Hexacube, a freehold commercial development at 160 Changi Road in Singapore's District 14. The 22 units for sale have a combined strata area of approximately 13,520 square feet.

The portfolio includes units in the basement, ground, and second storeys, along with a single office unit on the fourth floor. Individual unit sizes range from 388 square feet to 904 square feet. With a guide price of S$38 million, the offering represents a substantial stake in the building.

According to the marketing agents, the portfolio accounts for approximately 35% of the development's share value and 28% of its total strata area. This gives a potential buyer significant influence over the future direction of the property.

Investment Highlights and Property Features

The portfolio is being marketed as an attractive opportunity for investors seeking immediate and stable rental income, as the majority of the units are currently tenanted. The diverse mix of tenants includes businesses in retail, lifestyle, and services.

A notable feature of the Hexacube units is that each comes with an en-suite bathroom and a water point. This is considered a rare amenity in strata commercial developments and increases the potential uses for the spaces, including medical clinics or wellness centers, subject to regulatory approval.

The property also benefits from high ceilings, with floor-to-floor heights of over 4 meters in the basement and 5 meters on the ground, second, and fourth floors. This, combined with expansive glass frontages, enhances the appeal for retail and commercial tenants.

Strategic Location and Market Potential

Hexacube is situated in a high-visibility location along Changi Road, a major thoroughfare in eastern Singapore. It is a five-minute walk from the Eunos MRT Station and is well-connected to major expressways like the PIE, ECP, and KPE.

The development is near Paya Lebar Central (PLC), an area designated by the Urban Redevelopment Authority (URA) as a key commercial hub outside the central business district. Ongoing government investment has transformed PLC into a business and lifestyle hub, which is expected to drive further demand for commercial space in the vicinity.

Growing Residential Catchment

The immediate area has seen significant residential growth. The completion of Parc Esta, a 1,399-unit condominium directly opposite Hexacube, has substantially increased the local resident population. This, along with established housing estates and nearby heritage areas like Joo Chiat and Katong, provides a strong and consistent customer base for businesses in the building.

Ms. Carin Puah, Founder and Executive Director of AlpsEdge Real Estate, commented on the property's potential. "This is a rare opportunity to secure a meaningful stake in a freehold mixed-use development in Singapore's East. With strong catchment demographics... Hexacube is poised for long-term rental resilience and capital appreciation."

One of the key financial advantages highlighted is that commercial properties in Singapore are not subject to Additional Buyer's Stamp Duty (ABSD) or Seller's Stamp Duty (SSD). This reduces acquisition costs and provides greater flexibility for buyers, making the portfolio appealing to family offices, private investors, and institutional funds.