In Singapore, we may consider hawker centres and coffee shops to be interchangeable, since many of the same popular dishes can be found in both types of locations. But hawker centres in Singapore are built and managed by the National Environment Agency (NEA), while most coffee shops are privately operated. How much is the difference in rent between them?
Read Also: Who Owns & Operates Hawker Centres, Coffee Shops & Food Courts In Singapore?
NEA-Managed Hawker Centre Rentals
The data from NEA of the 79 successful tenders from February to June 2025 reveals the following:
Median Rental Prices For Cooked Food Stalls
| Hawker Centre (Successful Bids) | High Price | Low Price | Median Price |
| Blk 117 Aljunied Avenue 2 (1) | – | – | $2,987 |
| Amoy Street Food Centre (1) | – | – | $5,300 |
| Beo Crescent Market (1) | – | – | $2,808 |
| Blk 665 Buffalo Road (3) | $2,592 | $2,077 | $2,200 |
| Blk 163 Bukit Merah Central (1) | – | – | $2,164 |
| Blk 41A Cambridge Road (1) | – | – | $2,150 |
| Chomp Chomp Food Centre (2) | $2,100 | $1,950 | $2,025 |
| Blks 79/79A Circuit Road (5) | $2,345 | $1,001 | $1,800 |
| Blk 80 Circuit Road (1) | – | – | $2,808 |
| Blk 89 Circuit Road (1) | – | – | $2,861 |
| East Coast Lagoon Food Village (4) | $2,889 | $1,500 | $2,099 |
| Golden Mile Food Centre (4) | $3,050 | $1,555 | $2,839 |
| Blk 1 Jalan Kukoh (2) | $888 | $300 | $594 |
| Blk 159 Mei Chin Road (1) | – | – | $2,288 |
| Newton Food Centre (1) | – | – | $3,777 |
| Blk 335 Smith Street (11) | $3,088 | $580 | $2,288 |
| Taman Jurong Market & Food Centre (2) | $2,500 | $2,000 | $2,250 |
| Blk 127 Toa Payoh Lorong 1 (1) | – | – | $4,000 |
| Blk 17 Upper Boon Keng Road (1) | – | – | $3,350 |
There were 44 successful cooked food stall tenders during this period, ranging from $300 to $5,300. The median halal cooked food stall rental was $2,288.00 per month.
Median Rental Prices For Cooked Food (Halal) Stalls
| Hawker Centre (Successful Bids) | High Price | Low Price | Median Price |
| Blk 117 Aljunied Avenue 2 (1) | – | – | $301 |
| Blk 511 Bedok North Street 3 (1) | – | – | $3,500 |
| Blk 16 Bedok South Road (1) | – | – | $4,462 |
| Berseh Food Centre (2) | $550 | $488 | $519 |
| Blk 665 Buffalo Road (1) | – | – | $2,510 |
| Blk 3 Changi Village Road (1) | – | – | $750 |
| Blk 14 Haig Road (1) | – | – | $4,555 |
| Blk 6 Jalan Bukit Merah (2) | $2,299 | $2,800 | $2,550 |
| Newton Food Centre (1) | – | – | $3,110 |
| Blk 85 Redhill Lane (1) | – | – | $838 |
| Sembawang Hills Food Centre (1) | – | – | $907 |
| Taman Jurong Market & Food Centre (1) | – | – | $636 |
| Blk 6 Tanjong Pagar Plaza (2) | $717.71 | $88 | $403 |
| Blk 93 Toa Payoh Lorong 4 (1) | – | – | $1,200 |
| Blk 531A Upper Cross Street (1) | – | – | $2,025 |
| Blk 503 West Coast Drive (2) | $2,600 | $2,500 | $2,550 |
There were 20 successful halal cooked food stall tenders during this period, ranging from $88 to $4,555. The median halal cooked food stall rental was $1,612.50 per month.
Median Rental Prices For Cooked Food (Indian Cuisine) Stalls
There were 8 successful drink stall tenders during this period, ranging from $88 to $4,200. The median cooked food (Indian cuisine) stall rental was $234 per month.
Median Rental For Drinks Stalls
There were 6 successful drinks stall tenders during this period, ranging from $2,205 to $4,999. The median drinks stall rental was $2,694.44 per month. For convenience, we have arranged the coffee shop stalls by location.
Coffee Shop Rental Rates
There is no official data on the rental transactions for coffee shops stalls operated by private companies. Our source of data therefore has to come from site Stall.sg, which collates food stall listings. Do note that these are asking prices and may not represent the actual rental amounts.
| Location | Asking Rental Price Range | Median Rental Price |
| Ang Mo Kio | $2,800 to $3,800 | $3,000 |
| Bedok | $2,600 to $4,500 | $3,500 |
| Choa Chu Kang | $2,800 | $2,800 |
| Clementi | $4,800 | $4,800 |
| Geylang | $2,200 to $3,000 | $2,600 |
| Jurong East | $2,500 | $2,500 |
| Jurong West | $2,988 to $3,500 | $3,244 |
| Tampines | $8,000 | $8,000 |
| Toa Payoh | $6,000 (half stall) | $6,000 (half stall) |
| Yishun | $5,000 to $8,000 | $6,500 |
Actual rental price data is relatively scarce and for stalls in several locations, rental prices would only be provided upon request. Based on this limited data, median prices for a coffee shop stall are $3,372 per month.
Rental For Eating Houses Tendered Directly From HDB
Out of curiosity, we looked at the recent HDB tenders for the entire coffee shop, and the successful bids are as follows:
| Location of Coffee Shop | Monthly Rental |
| Guilin Breeze (Bukit Gombak) | $4,888 |
| Bartley Beacon (Bidadari) | $73,888 |
| Towner Crest (Boon Keng) | $73,000 |
| Nature View (Bukit Batok) | $25,885 |
| Champions Green (Woodlands) | $25,885 |
| Tampines GreenCrest | $53,000 |
| Telok Blangah ParcView | $12,800 |
Of the most recent successful tenders, only the coffee shop at Blk 91 Telok Blangah (aka Telok Blangah ParcView) has opened so far. The coffee shop houses 8 food stalls, including 2 that are open 24/7. Considering the significantly lower rental that the coffee shop operator bid, the hope is that individual food stall rents are also lower.
As for the other coffee shops, the highest bids of $73,000 and above both came from coffee shop operator Badaling, which operates the FoodHub brand of coffee shops. These coffee shops are located in brand new HDB housing estates, Bartley Beacon and Towner Crest. Their proximity to Bartley MRT station and Boon Keng MRT station, respectively, undoubtedly justifies the higher rental bids.
As they have yet to open, it is unclear just how many food stalls there will be in these coffee shops. That said, experienced coffee shop operator Badaling manages almost 50 eating houses, canteens and food courts across Singapore, so they must be confident about recouping their high rental bids.
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