Tanglin Road is known for its leafy embassies and exclusive enclaves, but it also houses a site steeped in a rich historical past.
The sprawling 5.7 hectare Phoenix Park, once home to British intelligence services and later the Internal Security Department (ISD), is now up for tender under a new master tenancy as the current lease held by LHN Limited is set to end on December 31, 2025. Let’s take a closer look!
Table of Contents
Site overview
| Detail | Description |
|---|---|
| Location | 300 to 320 Tanglin Road, Singapore’s embassy enclave |
| Site size | 5.7 hectares (approx. 61,354 sqm / nearly 8 football pitches) |
| Number of buildings | Over 30 buildings (mix of single-storey, two-storey and three-storey) |
| Current master tenant | LHN Limited (lease ends 31 December 2025) |
| Permitted uses | Offices, commercial schools (excluding childcare/kindergarten and foreign system), serviced apartments (capped at 2,217.4 sqm GFA), student hostels, F&B establishments (capped at 602.2 sqm GFA), art galleries, co-working and co-living spaces |
| Zoning & Duties | Commercial zoning; no Additional Buyer’s Stamp Duty (ABSD) or Seller’s Stamp Duty (SSD) applicable |
| Lease terms | Initial five-year term, renewable for an additional four years; five months rent-free period |
| Tender closing date | 12 November 2025 |
| Site tours | 18 and 26 September 2025 |
| Tender award expected | By early 2026 |
The cluster encompasses over 30 buildings ranging from single-storey to three-storey structures across roughly 5.7 hectares (an area close to eight football fields), spanning a gross floor area of 11,086.8 sqm.
The site sits at 300 to 320 Tanglin Road, nestled within Singapore’s upscale embassy district. Under a master tenancy arrangement, LHN Limited has leased the site since 2008, but this tenancy will conclude at the end of 2025.
The Singapore Land Authority (SLA) has announced the site is now open for bidding to a new master tenant who will carry forward plans to rejuvenate the area with a mix of new uses.
New permitted uses
The upcoming tenant will enjoy the flexibility to explore diverse uses that reflect contemporary lifestyle and working trends. Aside from current uses such as commercial schools, offices, and dining establishments, the site will welcome new ventures including art galleries, co-working hubs, and co-living spaces within the enclave.
Other permitted uses extend to student hostels, offices, commercial schools (excluding childcare and kindergarten), and serviced apartments, although with limits on gross floor areas (GFA) to maintain balance.
Key tender details
The master lease will initially be for five years, with an option to renew for an additional four years. There’s also a rent-free period of five months at the start of the tenancy, offering some headroom for fit-out and operational ramp-up.
The tender terms are clear: an initial five-year lease, renewable for four more years, and a rent-free period of five months at the start for fit-out works. Importantly, F&B uses are capped at 602.2 sqm gross floor area (GFA), and serviced apartments at 2,217.4 sqm GFA.
Not all educational uses are permitted. For instance, childcare, kindergarten and foreign system schools are excluded. The tender’s evaluation criteria give 40% weight to bid price and 60% to the quality of proposed concepts, underlining SLA’s commitment to thoughtful, high-quality redevelopment.
Before the tender, SLA had leased several buildings as offices and restaurants, housing familiar names like Spruce and the German beer garden Bread, Beer & Brez’n. The now defunct Avondale Grammar School, an Australian international school, and various other companies have also called the site home. LHN’s website lists rental rates for units ranging from 200 to 16,580 sqft, priced at S$3.50 to S$6.30 per square foot.
LHN Limited has shared that most existing tenants, are expected to vacate by the end of this year to facilitate the transition. The company also noted the challenging nature of retrofitting the ageing buildings due to their condition and largely greenfield terrain, which will require significant capital investment.
This isn’t SLA’s first foray into concept-driven tenders. Recent successes include Coliwoo Bukit Timah Fire Station, repurposed as co-living and community hub, and the former Henderson Primary School, now Singapore’s first intergenerational co-living site for seniors and youths. Such adaptive re-use shows the government’s push for innovative land use and quality placemaking.
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A walk through history
Phoenix Park’s history is as fascinating as its future. Built in 1949, the site was once the headquarters of the British Far East Command and the British High Commission. It also housed the Singapore Special Branch, the forerunner to the Internal Security Department (ISD), established during the British colonial period to oversee domestic intelligence.
One significant moment in history happened in 1966 within the Phoenix Park “war room” when British Defence Secretary Denis Healey announced the withdrawal of British troops from Singapore. This marked a turning point, prompting leaders to accelerate nation-building efforts, including industrialisation and labour reforms.
After the British returned the site, the Ministry of Home Affairs (MHA) occupied it from 1977 until 2001, with ISD moving to what is now called New Phoenix Park on Irrawaddy Road to honour the heritage. Later, Republic Polytechnic utilised the site from 2004 to 2006 before LHN took over tenancy.
The National Heritage Board recognised the site’s historical importance in 2012, declaring it a heritage site, further underlining the need for sensitive and thoughtful redevelopment.
What lies ahead
The tender for this unique property closes on 12 November 2025, with site tours scheduled for 18 and 26 September. The award is expected by early 2026. The next master tenant will have an exciting opportunity to reimagine Phoenix Park, blending heritage with contemporary use, all within one of the country’s most prestigious neighbourhoods.
For businesses, creatives, and hospitality operators, Phoenix Park offers a rare chance to stake a claim in a storied area ripe for transformation, with a diversity of permitted uses that encourage innovation, community-building, and a vibrant visitor experience.
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