Type

Units

Min Area

Price Range

Other

3510 sqft

S$2.4M – S$3.2M

Property Highlights

Commercial development with 2 units currently available.
Prices currently range from S$2.4M to S$3.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$480K on this acquisition.
Located 12 min (990 m) from CC11 Tai Seng MRT Station.

Price Trends & Rental Yield

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OneKA @ Macpherson: Strategic Light Industrial Space in Kampong Ampat

OneKA @ Macpherson represents a compelling opportunity within Singapore's dynamic light industrial landscape, offering purpose-built B1 workspace designed to meet the evolving demands of modern businesses. Situated at 1 Kampong Ampat, this development taps into one of the island's most vibrant industrial clusters, where logistics providers, technology companies, and creative enterprises converge to leverage accessible transport links and competitive operational costs.

The development's positioning relative to Tai Seng MRT Station (CC11)—approximately 12 minutes away and under one kilometre distant—places tenants and operators within a remarkably connected ecosystem. This proximity to Circle Line infrastructure significantly enhances accessibility for staff commuting patterns whilst ensuring seamless integration with Singapore's broader business network. Companies based at OneKA @ Macpherson benefit from straightforward connectivity to the city centre, making client visits and inter-office coordination remarkably efficient.

Light Industrial B1 Classification and Operational Flexibility

The B1 classification permits a diverse range of permitted uses that extend beyond traditional manufacturing. Businesses operating from OneKA @ Macpherson can engage in light assembly, design studios, research facilities, warehousing operations, and service-oriented enterprises without the heavy industrial footprint associated with B2 zoning. This flexibility attracts knowledge-intensive businesses seeking cost-effective space with robust infrastructure, making the development particularly attractive to growing companies transitioning from smaller premises or relocating from higher-cost commercial areas.

The light industrial designation also carries significant tax and operational advantages for businesses structured as sole proprietorships or SMEs, with lower utility costs and property tax burdens compared to equivalent Grade A office space. Companies can utilise the B1 framework to combine administrative functions with light manufacturing or assembly work, creating integrated operational hubs that would prove prohibitively expensive in conventional office towers.

Location Advantages in the Macpherson–Tai Seng Corridor

Macpherson has evolved into a thriving secondary business district characterised by established infrastructure, competitive rental rates, and a concentration of complementary industrial operations. The Kampong Ampat precinct specifically benefits from excellent road connectivity via major arterials serving Port of Singapore operations, Changi logistics hubs, and the Paya Lebar–Bedok distribution networks. Businesses at OneKA @ Macpherson enjoy proximity to these critical supply chains whilst maintaining the cost advantages unavailable in premium central business districts.

The neighbourhood's maturity means surrounding facilities—food courts, transport hubs, service providers, and professional support services—are already well-established, eliminating the uncertainty associated with emerging industrial estates. Companies relocating to OneKA @ Macpherson can confidently expand their operational footprint knowing that essential services and staff amenities are immediately accessible, reducing relocation friction and supporting employee retention.

Investment Perspective and Capital Appreciation Drivers

Light industrial properties in Singapore's eastern corridor have demonstrated resilient capital appreciation over extended holding periods, driven by limited new supply coming onstream, sustained demand from e-commerce and logistics providers, and strategic importance to the broader regional economy. OneKA @ Macpherson's positioning benefits from these secular trends, with the B1 designation supporting diverse occupancy scenarios and reducing single-tenant dependency risk.

The development's strategic location—far enough from the CBD to maintain cost competitiveness yet close enough to major transport arteries—positions it favourably within evolving patterns of corporate space consumption. As hybrid working normalises and businesses rightsize office footprints, the light industrial asset class has attracted institutional investment and retained valuation stability compared to conventional office markets experiencing structural headwinds.

Space Specifications and Operational Design

Units at OneKA @ Macpherson range across multiple floor plates, with specifications accommodating both single-occupancy operations and multi-tenant subdivisions. The generous floor area per unit enables operational configurations that optimise workflow, storage integration, and client-facing spaces simultaneously—a flexibility rarely available in older industrial stock. Contemporary mechanical and electrical infrastructure supports modern business requirements, from high-speed internet backbone provision to redundant power supply systems critical for continuous operations.

Ceiling heights, column-free spans, and loading bay accessibility reflect contemporary industrial design standards that distinguish new supply from older buildings in the vicinity. These specifications prove particularly valuable for businesses requiring precision equipment installation, climate-controlled operational zones, or materials handling workflows that demand unimpeded floor plates.

Transport Integration and Tenant Accessibility

Beyond Tai Seng MRT's direct connectivity, the development benefits from comprehensive bus network coverage and strategic positioning relative to major expressways including the Pan-Island Expressway (PIE) and East Coast Parkway (ECP). This multi-modal transport accessibility supports tenant recruitment across wider geographic zones, reducing labour market constraints that affect more remote industrial locations. Visitors and clients can reach OneKA @ Macpherson via multiple transport modes, enhancing the development's appeal for businesses requiring frequent stakeholder engagement.

The MRT proximity particularly benefits businesses whose operations involve shift work or extended operating hours, as staff comfort with late-night or early-morning transport availability influences recruitment and retention outcomes. Unlike peripheral industrial estates reliant entirely on private vehicle access, OneKA @ Macpherson's public transport integration broadens its appeal across Singapore's diverse workforce demographics.

Market Context and Competitive Positioning

The light industrial market has experienced meaningful demand from technology companies, creative agencies, and emerging enterprises seeking expansion space that balances operational functionality with professional credibility. OneKA @ Macpherson's contemporary specification and accessible location position it competitively within this expanding tenant base, differentiating it from aging stock prevalent across Singapore's wider industrial estate network.

Properties in the immediate vicinity include a mix of older government-built industrial units and recently completed private developments, creating a competitive landscape that rewards newer buildings with superior specifications and building management standards. OneKA @ Macpherson's modern construction and institutional-grade facilities provide measurable advantages in attracting quality tenants willing to pay rental premiums for reliability, security, and operational efficiency.

Ownership and Investment Structuring

Light industrial properties offer distinct advantages for both owner-occupiers maximising tax deductions and investors seeking diversified property exposure. The B1 classification supports broader occupancy options than more restrictive industrial designations, reducing vacancy risk and supporting more resilient valuation trajectories. Owner-occupiers benefit from favourable tax treatment of operating expenses and depreciation, whilst investors access a growing institutional tenant base attracted to modern, professionally managed light industrial space.

OneKA @ Macpherson's development scale and management infrastructure support institutional-grade operations unavailable in smaller, independent buildings, positioning it as an attractive holding for investors seeking professional property administration and reliable maintenance standards.

Frequently Asked Questions

What rental yield can an investor realistically achieve by purchasing light industrial space at OneKA @ Macpherson?

Light industrial yields across Singapore's eastern corridor typically range from 4% to 6% depending on specific unit configuration, lease term, and tenant profile, with newer buildings like OneKA @ Macpherson commanding the upper end of this range due to superior specifications and professional management. B1-classified properties attract quality tenants—including technology companies, logistics operators, and professional service businesses—who prioritise building reliability and location accessibility over lowest-cost space, supporting rental rate stability and occupancy consistency. Investors should model conservative occupancy assumptions (92-95% average) when calculating yields, as light industrial markets experience occasional vacancy periods during tenant transitions, though the Macpherson location's proximity to Tai Seng MRT and major expressways supports faster re-tenanting than peripheral industrial estates.

How does pricing per square foot at OneKA @ Macpherson compare with recent light industrial transactions in the Tai Seng and Macpherson vicinity?

Light industrial space in the Macpherson–Tai Seng corridor has transacted at price points reflecting both the age and specification of competing buildings, with newer developments commanding 8-15% premiums over older industrial stock due to superior facilities, modern MEP systems, and professional building management. OneKA @ Macpherson's contemporary construction places it within the higher end of this price spectrum, justified by longer economic life, lower maintenance exposure, and the demonstrable appeal to quality tenants seeking reliable operational environments. Comparable analysis requires careful attention to unit size, floor level, loading bay proximity, and ceiling height specifications, as these factors materially influence per-square-foot valuations more than in office markets; investors should commission independent valuations comparing OneKA @ Macpherson's specifications against specific comparable transactions rather than relying on simplistic per-square-foot averages across heterogeneous building types.

What are the Additional Buyer's Stamp Duty implications if I purchase at OneKA @ Macpherson as a second industrial property?

Singapore Citizens purchasing OneKA @ Macpherson as a second residential property would be subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, calculated on the purchase price and payable upon completion of the transaction. However, it is critical to clarify that OneKA @ Macpherson comprises light industrial B1-designated space, not residential property, and therefore ABSD obligations depend entirely on how the property is officially classified for tax and regulatory purposes—if registered as industrial/commercial use, standard stamp duty applies rather than ABSD. Purchasers must obtain definitive tax clarification from the Inland Revenue Authority of Singapore (IRAS) and their legal advisors before committing to purchase, as the distinction between industrial classification and residential status determines the entire tax treatment; mixing these categories can result in unexpected tax liabilities and potential compliance issues.

Does OneKA @ Macpherson have a leasehold structure, and how does lease decay impact long-term resale value?

The lease tenure at OneKA @ Macpherson requires confirmation from official development documents, as industrial properties in Singapore typically carry either 99-year or 999-year leasehold structures; properties with shorter remaining lease terms progressively decline in value as the expiry date approaches, with accelerated depreciation typically beginning below 60 years remaining. Light industrial properties experience more pronounced lease decay effects than residential property because financial institutions tighten mortgage lending ratios as lease terms shorten, and tenants become increasingly reluctant to commit to long-term occupancy in buildings with limited useful economic life. Purchasers should verify the exact lease commencement date and remaining term, model projected resale valuations at 20-year and 40-year intervals assuming standard 1-2% annual depreciation, and consider whether the development's location and specification advantages can offset lease decay effects over an intended holding period.

How does OneKA @ Macpherson's proximity to Tai Seng MRT (CC11) affect tenant demand and long-term capital appreciation?

MRT proximity fundamentally shapes tenant recruitment capacity and property demand in industrial markets, as it directly influences employee commuting costs, journey times, and accessibility for customer visits—OneKA @ Macpherson's position 12 minutes from Tai Seng MRT (Circle Line) is a significant competitive advantage compared to peripheral industrial estates reliant entirely on private vehicle access. Properties within 10-15 minutes of MRT stations typically command 10-20% valuation premiums over equivalent buildings without public transport connectivity, as this accessibility broadens the potential tenant base and supports rental rate sustainability during economic downturns when fuel costs and transport reliability become critical operational considerations. The Circle Line connection specifically benefits OneKA @ Macpherson tenants with direct access to the CBD and other major employment centres, enhancing the property's appeal to businesses attracting talent from across Singapore and supporting stronger capital appreciation trajectories than comparable buildings in locations requiring 25+ minute commutes to nearest transport hubs.

Which buyer profiles—HNW individuals, upgraders, first-time buyers, investors—is OneKA @ Macpherson best suited for?

OneKA @ Macpherson is optimally positioned for owner-operator businesses expanding into larger purpose-built space and institutional or semi-institutional investors seeking exposure to Singapore's light industrial property class, rather than traditional residential owner-occupier markets. Owner-operators benefit from occupying modern space tailored to operational requirements, with tax-advantaged expense structures and the ability to build equity through property appreciation whilst conducting their business; this profile typically delivers stronger emotional satisfaction and operational efficiency compared to leasing equivalent space. Investors—including self-managed property portfolios and institutional funds—find OneKA @ Macpherson's combination of professional management, institutional-grade tenant base, and location accessibility particularly attractive, as these characteristics support sustained occupancy rates and rental growth; conversely, first-time property buyers and residential upgraders should generally avoid light industrial property unless specifically intending to operate a business, as the asset class carries different financing, tax, and valuation dynamics than residential markets and offers no residential utility beyond investment returns.

What Total Debt Service Ratio (TDSR) implications and financing headroom should purchasers model at typical OneKA @ Macpherson price points?

Financing light industrial property requires careful TDSR modelling, as mortgage lenders typically apply stricter debt serviceability assessments for commercial/industrial property than residential mortgages—financial institutions usually require demonstrated cash flow from business operations or completed financial statements proving capacity to service debt independently of personal income. A purchaser acquiring OneKA @ Macpherson at the property's indicative price range should model conservative debt serviceability assumptions assuming 80% loan-to-value (LTV) at prevailing interest rates (typically 4-5% for industrial mortgages), which would require monthly debt service coverage of 1.3-1.5x to satisfy most institutional lenders' TDSR requirements. Owner-operators can sometimes access more favourable financing by demonstrating business cash flows, whilst pure investors may face stricter leverage constraints unless they can document substantial liquid reserves; purchasers should obtain formal mortgage pre-approval from multiple lenders before proceeding with negotiations, as financing availability and terms can shift materially based on personal credit profile and the specific property's cash flow characteristics.

How does OneKA @ Macpherson compare competitively with nearby light industrial developments in the Kampong Ampat and Tai Seng area?

The Macpherson–Tai Seng light industrial corridor hosts several competing developments of varying ages and specifications, ranging from older HDB-built industrial units to recently completed private developments, creating a nuanced competitive landscape where property-specific factors substantially influence valuation and tenant appeal. OneKA @ Macpherson's contemporary construction specifications—modern ceiling heights, sophisticated MEP systems, professional building management, and integrated parking/loading infrastructure—position it advantageously against aging industrial stock, justifying rental and sale price premiums of 10-15% over comparable older buildings. Direct comparison requires detailed analysis of competing buildings' exact specifications, tenant quality, management standards, and maintenance records; purchasers should physically inspect several competing properties and analyse recent rental and transaction data before concluding that OneKA @ Macpherson offers optimal value, as newer construction commands premium pricing that must be justified by demonstrably superior functionality, location, or tenant profile.

Are there particular unit stacks, floor levels, or configurations within OneKA @ Macpherson that offer superior value or investment appeal?

Ground-floor and lower-level units typically command premium rental rates in light industrial properties due to superior loading bay accessibility, reduced lift dependency, and convenience for customers/suppliers requiring frequent visits—however, they may attract higher foot traffic and associated management demands. Mid-level units (floors 2-4) often deliver optimal value by combining reasonable accessibility with lower operational costs and reduced tenant wear-and-tear compared to heavily-trafficked ground floors, making them particularly attractive for investors prioritising steady occupancy over premium rental rates. Top-floor units and units with exceptional natural light or viewing access sometimes rent at modest premiums but can face occupancy challenges if the building lacks premium tenant base; purchasers should assess specific unit floor plans, loading bay configuration, natural ventilation characteristics, and compatibility with intended tenant profiles rather than assuming that all units within OneKA @ Macpherson will attract equivalent demand or rental rates.

What future supply pipeline developments are planned in the Macpherson–Tai Seng district, and how might new supply impact OneKA @ Macpherson's valuations and rental growth?

The Macpherson–Tai Seng industrial corridor has experienced relatively moderate new supply activity in recent years compared to other Singapore business districts, as much available land has already been developed and remaining opportunities face constraints from residential encroachment and land use planning restrictions. However, potential Government Land Sales (GLS) tenders or private redevelopment of older industrial estates could introduce competitive new supply within 2-5 years, particularly if planning authorities designate specific precincts for mixed-use or higher-value industrial development. OneKA @ Macpherson's positioning depends partly on supply stability—if significant new light industrial space enters the market in the immediate vicinity, rental growth may moderate and valuation appreciation could decelerate, making careful tracking of forward-looking planning documents and land availability critical for investor decision-making; conversely, if supply constraints persist, OneKA @ Macpherson benefits from scarcity value and demonstrates stronger long-term capital appreciation potential.

Light Industrial At 1 Kampong Ampat — From S$2.4M