Haji Lane’s latest act: Thrift shops, gelato bars and photobooths take over

The narrow, pedestrianised street of Haji Lane in the Kampong Glam Conservation Area has become a bellwether for youth culture. In recent years, the rows of conserved shophouses — once home to cafes, boutiques, restaurants and art galleries — have given way to thrift stores, vintage shops, photobooth studios and gelato bars, all curated for the TikTok generation.

When EdgeProp Singapore visited Haji Lane on Friday, June 13, the street was bustling with youths and tourists alike, many making a beeline for one of at least eight photobooth studios in the area.

A map highlighting the Kampong Glam Conservation Area surrounding Haji Lane. (Photo: Landlens) 

Real estate investor Ashish Manchharam, managing partner and founder of Elevate Capital Group, knows Haji Lane well. His family was once one of the largest shophouse owners in the Kampong Glam area and still holds a portfolio that includes properties along both Arab Street and Haji Lane.

“In the past, many of the shophouses on Arab Street were leased to retailers on the ground floor, with offices occupying the upper levels,” relates Manchharam. 

The warehouses along Haji Lane were only made available for lease in the early 2000s. Back then, local designers were among the first to express interest, converting the units into boutiques and design studios. That wave sparked the street’s retail transformation some 15 to 20 years ago.

“The demand here is also more organic,” says Manchharam. “Haji Lane offers a different type of retail space and tenant mix. The scene is constantly evolving; what people wanted five years ago isn’t necessarily what they want today. Retailers need to evolve with the market.”

Wave of photobooths

Manchharam keeps a close eye on the evolving tenant mix. “Two of our shops are rented out to photobooths,” he says.

Solace Studio, the biggest photbooth franchise along Haji Lane, occupies three distinct photobooth studios. (Photo: Samuel Isaac Chua/The Edge Singapore)

One early mover and dominant player in the photobooth scene is Solace Studios, founded by 24-year-old Singaporean Keith Kok. Inspired by Korea’s photobooth culture, Kok launched his first outlet at 30 Haji Lane in 2022. Today, Solace Studios operates three outlets along Haji Lane and 17 across Singapore, with the rest located in malls.

Each Solace outlet offers a unique thematic experience. For example, Solace Airlines is a travel-inspired concept with three booths designed to resemble aeroplane lavatories, complete with aviation-themed props. Another outlet, Laundrosnap, is Singapore’s first laundromat-themed photobooth, featuring washing machines, detergent bottles and laundry baskets.

Laundrosnap, one of Solace Studios’ three photobooth studios along Haji Lane. (Photo: Samuel Isaac Chua/The Edge Singapore)

Other photobooth studios along the street include Photomanner, Pickypic Photobooth, and One Click Studio. The latest addition is Manner Hotel at 50 Haji Lane, Singapore’s first hotel-themed photobooth. Styled like a vintage hotel, the space features a concierge desk, vanity counter and mock laundrette rooms. 

“The photobooths are an interesting trend,” observes Manchharam.

Small businesses, emerging trends

Meanwhile, Haji Lane has seen a fresh crop of gelato shops, dessert cafés and bakeries including Gelato Garden, Momolato, Nirvana Dessert Café and The French American Bakery.

Among the vintage and thrift shops that dot the lane are re:drmg, Vintage Wknd and Woofie’s Warehouse. “This is another interesting trend,” notes Manchharam. “These retailers are small businesses attracted by the relatively compact unit sizes, typically 300 sq ft to 400 sq ft. While they may pay a higher psf rent, the overall rental quantum remains affordable.”

Ground-floor units are especially sought-after due to high footfall and prominent street frontage. According to Peter Chiu, associate marketing director at PropNex, asking rents for ground-floor retail units along Haji Lane hover around $10 psf per month, while F&B-approved units command about $12 psf per month. Second-floor units, which lack the same visibility, typically ask for around $7 psf.

“Haji Lane has always been a hotspot for emerging trends in F&B, fashion and start-ups,” says Chiu, who brokered the sale of two adjacent shophouses on the street and currently represents a landlord in leasing out their unit.

‘Consistent demand’

The two transactions he handled were for adjacent shophouses, purchased five years apart by different owners. The first, with a 503 sq ft footprint, fetched $4.4 million in August 2015; the other, measuring 525 sq ft in land area, was sold for $3.468 million in July 2020. The former was approved for F&B use, while the latter was not, which was a key reason for the price difference, Chiu explains.

“There aren’t many shophouse transactions along Haji Lane as most owners are long-term holders,” he adds. “Many of them are also well-known individuals.”

Based on caveats lodged with URA Realis, the most recent transaction was for a 999-year leasehold shophouse with a land area of 393 sq ft, which fetched $3.8 million. The unit is currently occupied by Soul’s Art, a knick-knacks and gift store.

Demand for retail space along Haji Lane has remained consistent, says Chiu. “We don’t see many vacant units or long void periods between tenants. In fact, thanks to celebrity and influencer exposure on TikTok and Instagram, Haji Lane is now more popular than ever among both youths and tourists.”

Rents in Haji Lane have been steadily climbing. Yet despite the higher rates, prospective tenants continue to eye the location due to its relatively affordable absolute rents compared to mainstream malls, where tenants often face additional costs beyond rent, Chiu adds.

The latest addition, Manner Hotel, is the first hotel-themed photobooth in Singapore. (Photo: Samuel Isaac Chua/The Edge Singapore)

Newcomers, long-term tenants

While some tenants come and go every three to four years, others have deep roots in the area. One example is Beau Pte Ltd, founded by two local entrepreneurs in 2012. Today, they operate multiple retail concepts along Haji Lane. “They’re long-time tenants and now occupy several units,” says Manchharam.

Another established name is Musicology Records, a vinyl store that offers curated music collections and occasionally hosts DJ sessions.

“Haji Lane has become an alternative destination for entrepreneurs to showcase their merchandise,” says Chiu. “Those offering niche, innovative, or trendy products that appeal to a younger or middle-aged audience tend to do well here.”

Ethan Hsu, head of retail at Knight Frank Singapore, believes Haji Lane’s ever-changing mural art, pop-up events and casual nightlife options keep it “fresh and relevant”. Its location within the culturally rich Kampong Glam district further enhances its draw. “It offers young visitors a unique blend of heritage and authenticity that sets it apart from mainstream retail destinations.”

Hsu notes that Haji Lane differs from other F&B and lifestyle enclaves in its target demographic, cultural identity, experiential offerings, and social media influence. “It primarily attracts Gen Z and younger millennials, as well as tourists looking for an ‘off the beaten path’ slice of local subculture,” he says. 

Two Worlds, one vision: Young entrepreneur rethinks Haji Lane retail scene

With its reputation as a trendy enclave, Haji Lane has sparked the growth of a new ecosystem of Gen Z-led small businesses — many of which are emerging in nearby Golden Landmark Shopping Complex, a strata-titled 1980s mall connected to the 393-room Golden Landmark Hotel.

The strata-titled shops at Golden Landmark appeal to young entrepreneurs like Jesselynn Ni, who find shophouse rents along Haji Lane out of reach.

The 22-year-old is still a student at Singapore Management University while running her business at the same time. “Haji Lane has always been known for its thrift scene,” she says in an interview with EdgeProp Singapore.

The first Two Worlds branch at Golden Landmark opened two years ago as a thrift and consignment store. (Photo: Samuel Isaac Chua/The Edge Singapore) 

When she searched for a space along Haji Lane two years ago, asking rents were steep. It was around $6,000 per month or $15 psf for a 400 sq ft unit. “I didn’t initially consider setting up shop there because the rents were too high and it felt too risky for someone just starting out,” she explains.

Instead, she explored Golden Landmark, just a two-minute walk away, and secured a 500 sq ft unit next to the mall’s main entrance staircase. The space, owned by a private landlord, was offered at a more manageable $4,500 per month or $9 psf.

At just 20 years old, Ni launched Two Worlds. “Initially, I thought I always had to stick to one style,” she recalls. “But then I realised, ‘Why limit myself? I can have two styles instead of one.’” And so, Two Worlds was born.

Thrift and consignment store

She adopted a thrift and consignment-based business model, renting out small sections of her store to other budding entrepreneurs for $150 to $250 per month. “For small businesses just starting out, rent can take up half their revenue,” she notes. “I try to keep my rates affordable, especially for those who may be struggling but still have the passion to keep going.”

Ni sees herself as a “curator of small businesses,” fostering a space where young creatives can grow together.

As her business expanded, she leased a second unit on the same level — a 300 sq ft corner space owned by Far East Organization, the original developer of Golden Landmark and still a strata owner. The monthly rent for this unit is about $2,000.

“I made many friends at Golden Landmark,” she shares. “Many of us started around the same time. And I understood the struggles of selling online; people ask for measurements, seem keen, then back out at the last minute.”

Since launching her business two years ago, Ni has expanded her social media following from about 700 to over 8,000.

Curating her own fashion pieces

Earlier this year, Ni opened her third Two Worlds outlet — this time in a 2½-storey conservation shophouse at the corner of Jalan Pisang, a short walk from both Golden Landmark and Haji Lane. The two lower levels house the store, while the attic now serves as her office.

The shophouse at 19 Jalan Pisang spans 2,000 sq ft and is currently leased to Two Worlds for $19,000 per month. (Photo: Samuel Isaac Chua/The Edge Singapore) 

The shophouse spans approximately 2,000 sq ft, with a monthly rent of $19,000, or about $9.50 psf. But because the unit was fully renovated, Ni didn’t incur additional fit-out costs. “I only brought in the movable pieces — display cabinets, shelves and racks,” she says.

The new flagship store at 19 Jalan Pisang opened in January, showcasing fashion pieces predominantly curated by Ni. 

“I wanted to create a dreamy space that reflects my identity,” she says. “My style is more Y2K and girly — less T-shirts and cargo pants, more dainty pieces.”

Both the ground and second floor of the shophouse are used for retail, while Ni uses the attic floor as an office. (Photo: Samuel Isaac Chua/The Edge Singapore) 

She saw the expansive space as an opportunity to bring her full vision to life — one that includes creating an experiential retail environment, rather than relying solely on online shopping.

The larger format has also given her the freedom to test and experiment with new retail concepts. Despite the size of the space, Ni didn’t hesitate.

“I’ve always considered myself ambitious, so my mindset was really, ‘Go big or go home,’” she says. “I didn’t want to open a small store with limited potential.” 

The new flagship store at 19 Jalan Pisang showcases fashion pieces predominantly curated by Ni. (Photo: Samuel Isaac Chua/The Edge Singapore) 

Riding Haji Lane’s wave, Dion Lim’s Dawdle finds footing at Golden Landmark

Golden Landmark Shopping Complex, a strata-titled mall located at the corner of Victoria Street and Arab Street, benefits from its proximity to Haji Lane. In recent years, it has been gaining traction among young entrepreneurs in the retail space.

One such entrepreneur is Singaporean Dion Lim, who opened his first thrift and consignment store, Dawdle, on the third floor of Golden Landmark in 2023. The unit spans about 200 sq ft, and Lim pays a monthly rent of $2,000, or around $10 psf.

Dion Lim, the owner of Dawdle, a thrift consignment shop located on the third floor of Golden Landmark. (Photo: Samuel Isaac Chua/The Edge Singapore) 

“I chose Golden Landmark because renting in Haji Lane was a little expensive,” he explains.

Despite being located outside of Haji Lane, Lim believes Golden Landmark enjoys spillover benefits from its vibrant neighbour, which attracts heavy footfall from both youths and tourists.

“The crowd at Golden Landmark has been growing — people like the air-conditioned space, especially after visiting Haji Lane,” he notes.

Golden Landmark, a mixed-use development offering strata retail units, is located just across the street from Haji Lane. (Photo: Samuel Isaac Chua/The Edge Singapore) 

As a result, Dawdle sees traffic from regular customers, walk-in visitors, tourists, and hotel guests. The store offers a curated selection of fashion pieces, handmade accessories, vinyl records, and digital cameras, which are all sold on a consignment basis. In return, vendors pay Lim shelf rental fees based on space and positioning.

Effectively operating as a “master tenant,” Lim charges between $90 and $200 per month for shelf space. The lowest rate applies to bottom shelves, while the highest is for shelves positioned at eye level. 

Due to rising rents in Haji Lane, Golden Landmark has begun gaining quiet traction amongst first-time retailers. (Photo: Samuel Isaac Chua/The Edge Singapore) 

Before opening his physical store, Lim ran an online business selling handmade jewellery. Today, his sales are split evenly between online and in-store purchases. “I sometimes launch exclusive jewellery drops online and offer the remaining pieces in the shop,” he shares.

Encouraged by the response to his physical store, Lim has since taken up a second unit directly opposite his current one. The new space is slightly larger, at around 270 sq ft, with a monthly rent of about $2,500, or $9.26 psf. It is set to officially open in July.

As is typical of strata-titled malls, Lim rents from two different individual landlords for each unit.

Even though his store is not located within Haji Lane itself, Lim is confident that its close proximity still gives his business a strategic advantage.