Type

Units

Min Area

Price Range

Other

6920 sqft

S$3M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$600K on this acquisition.
Located 7 min (620 m) from DT28 Kaki Bukit MRT Station.

Price Trends & Rental Yield

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Shun Li Industrial Park: Premium Industrial Space in Kaki Bukit

Shun Li Industrial Park stands as a cornerstone industrial development situated at 61 Kaki Bukit Avenue 1, anchoring one of Singapore's most established and strategically positioned business districts. This purpose-built B2-classified factory and workshop estate caters to manufacturers, logistics operators, technology firms, and service-oriented businesses seeking modern, well-maintained industrial real estate in a location that balances accessibility with operational efficiency.

The development's positioning within the Kaki Bukit precinct places it at the intersection of several critical infrastructure corridors, including the Pan-Island Expressway and East Coast Parkway, which facilitate seamless movement of goods and personnel. This geographic advantage has sustained Kaki Bukit's reputation as a hub for light manufacturing, warehousing, distribution centres, and mixed-use industrial operations spanning decades. Businesses operating from Shun Li Industrial Park benefit from an ecosystem of supporting services, suppliers, and complementary industrial users that have consolidated within this district.

Location and MRT Connectivity

The estate's proximity to DT28 Kaki Bukit MRT Station—a mere 620 metres or approximately 7 minutes' walking distance—represents a significant competitive advantage in Singapore's industrial property market. This walking-distance access to the Downtown Line substantially enhances the attractiveness of the development for tenants and owner-operators whose staff require reliable public transport options. The station's connectivity across the broader MRT network means employees can commute from across the island without dependency on private vehicles, reducing operational costs for transportation allowances and carpark provision.

The concentration of other industrial estates, business parks, and logistics facilities within the immediate Kaki Bukit corridor means that the neighbourhood maintains consistent demand for warehouse and factory space. Tenants benefit from a mature, proven market where supply chains and operational networks have been established over many years. This stability provides both investors and owner-operators with confidence in the area's enduring economic function.

Industrial Property Investment Fundamentals

Units within Shun Li Industrial Park represent a distinct asset class within Singapore's property market—one that typically attracts experienced property investors, institutional capital, and owner-operators seeking to consolidate their operations. The industrial sector's resilience, driven by Singapore's continued importance as a regional manufacturing, logistics, and technology hub, underpins steady demand for quality factory and workshop space. Properties of this type generally command stronger rental yields relative to residential assets in comparable locations, reflecting the commercial nature of tenancy agreements and the essential role these facilities play in tenants' business operations.

Pricing for units within the development commences from approximately S$3 million, positioning the estate within the mid-to-premium tier of Kaki Bukit's industrial offerings. Prospective investors should evaluate the rental trajectory of comparable industrial assets within the district, as well as the tenant profile and lease terms achievable for units of this specification. Industrial properties in well-serviced locations such as this typically attract tenants on lease terms ranging from three to five years, with rental escalation clauses that provide inflation protection for landlord investors.

Space Specifications and Configuration

Units within the development encompass single-story factory and workshop configurations, with individual suites offering approximately 6,920 square feet of operational floor space. This scale of space accommodates a diverse range of industrial and light manufacturing activities, from precision engineering and electronics assembly to food processing, chemical blending, textile operations, and logistics facilities. The flexibility inherent in industrial space allows tenants to configure their operations according to specific production or storage requirements, supported by utility infrastructure and services typically embedded within the property's design.

The standardised unit sizing across the development facilitates both operational efficiency for tenant businesses and consistency in valuation and comparable transactions for investors. Property investors analysing units of this size should benchmark against recent transactions in the same industrial precinct to establish appropriate yield expectations and capital appreciation forecasts.

Market Positioning and Investor Profile

Shun Li Industrial Park appeals principally to two investor cohorts: owner-operators seeking premises for their own business activities, and property investors with experience in industrial assets who understand yield mechanics and tenant management in the commercial real estate sector. First-time property investors typically gravitate toward residential assets with more transparent pricing, standardised tenancy frameworks, and wider pools of potential occupiers. Industrial properties require deeper sector knowledge regarding zoning classifications, operational requirements, and tenant credit assessments. High-net-worth individuals with diversified property portfolios often allocate a proportion of capital to industrial assets specifically to achieve portfolio diversification and access to the sector's superior yield characteristics.

Operational and Logistical Advantages

The Kaki Bukit location provides tenants with unparalleled logistical advantages, including proximity to the airport, seaport, and major expressway networks essential for distribution and manufacturing businesses. Businesses operating from the estate benefit from established supply chain networks within the precinct, alongside skilled labour pools that have developed within the industrial cluster. The maturity of the Kaki Bukit industrial ecosystem means that ancillary services—machinery suppliers, maintenance contractors, logistics partners, and specialist consultants—operate within the vicinity, reducing operational friction for tenant businesses.

For investors, these operational advantages translate into stable, lower-vacancy rental markets and the ability to attract high-quality commercial tenants whose business success depends on efficient logistics and supply chain management. The predictability of demand within this sector supports investor confidence in medium to long-term capital preservation and income generation.

Market Outlook and Capital Appreciation

Singapore's sustained positioning as a global manufacturing and logistics centre, coupled with ongoing technological advancement in automation and precision engineering, underpins continued demand for high-quality industrial space. Whilst residential property markets experience cyclical price fluctuations driven by HDB supply, en bloc sales, and financing conditions, industrial real estate markets tend to exhibit greater stability, underpinned by the essential role these facilities play in the broader economy. Investors in Shun Li Industrial Park should anticipate capital appreciation in line with inflation and sector-wide supply and demand dynamics, rather than speculative residential market cycles.

The development's proximity to public transport infrastructure and its position within an established, mature industrial precinct provide long-term confidence in sustained value preservation. As Singapore's industrial landscape evolves—with greater emphasis on automation, research and development, and high-value manufacturing—estates positioned to accommodate these requirements, such as Shun Li Industrial Park, are likely to maintain competitive positioning and rental momentum.

Frequently Asked Questions

What rental yield can I expect from an industrial unit at Shun Li Industrial Park?

Industrial properties within the Kaki Bukit precinct typically achieve gross rental yields ranging from 4% to 6% per annum, depending on tenant profile, lease structure, and market conditions at the time of acquisition. For a unit priced at approximately S$3 million, this translates to annual rental income of S$120,000 to S$180,000 before outgoings and property management costs. Yields on industrial assets consistently exceed residential rental yields in comparable locations, as commercial tenancies command higher per-square-foot rents and commercial tenants typically accept longer lease commitments with built-in escalation clauses. To optimise yield, investors should assess the tenant's creditworthiness, lease length, and rental escalation mechanisms embedded within the tenancy agreement.

How does pricing per square foot at Shun Li Industrial Park compare to recent transactions in Kaki Bukit?

Industrial real estate in the Kaki Bukit district has historically transacted in the range of S$400 to S$550 per square foot, reflecting the maturity of the precinct, its proximity to MRT infrastructure, and the quality of available stock. For a unit at Shun Li Industrial Park priced around S$3 million encompassing approximately 6,920 square feet, the per-square-foot valuation sits within this established market range, positioning the development competitively relative to nearby industrial estates. Recent transactions in adjacent precincts have shown marginal appreciation driven by MRT accessibility, infrastructure upgrades, and sustained demand from logistics and technology-enabled manufacturing operators. Investors evaluating units should conduct site-specific comparable analysis, examining recent arm's-length transactions involving similar unit sizes, configurations, and lease terms within a 500-metre radius to validate pricing and assess value proposition.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I'm purchasing this as my second property?

If you are a Singapore Citizen purchasing an industrial property at Shun Li Industrial Park as your second residential property, you will be liable for Additional Buyer's Stamp Duty at the current rate of 20%. On a purchase price of approximately S$3 million, ABSD would amount to S$600,000, significantly increasing total acquisition costs beyond the base purchase price. This substantial duty structure reflects Singapore's policy framework discouraging non-owner-occupied residential property acquisition and concentrating ownership of primary residences. However, it is crucial to note that industrial B2-classified properties may fall outside the residential property definition depending on the specific classification and intended use registered with the Urban Redevelopment Authority. Prospective buyers must seek expert legal and tax advice before acquisition to clarify ABSD applicability, as misclassification can result in unexpected tax liabilities.

Are there lease decay or resale value risks given the property tenure structure?

The tenure classification for properties within Shun Li Industrial Park determines whether lease decay represents a material investment consideration. Industrial properties held on 99-year leasehold tenure do face gradual erosion of asset value as the lease term shortens, particularly as the remaining tenure falls below 60 years, at which point financing becomes constrained and market demand typically softens. However, industrial property investors traditionally hold assets for extended periods—often 15 to 25 years or longer—with the intention of capturing stable rental income rather than frequent capital turnover. For medium-term investors with 10 to 15-year holding horizons, lease decay remains a secondary consideration relative to cumulative rental income and inflation-driven capital appreciation. Investors with shorter time horizons or exit flexibility requirements should prioritise properties with freehold tenure or longer lease terms (such as 999 years) to preserve liquidity and resale optionality.

How does proximity to DT28 Kaki Bukit MRT Station affect demand and capital appreciation?

The 620-metre walking distance to DT28 Kaki Bukit MRT Station represents a material competitive advantage for Shun Li Industrial Park, as it substantially enhances tenant appeal and broadens the pool of potential occupiers. Businesses valuing staff accessibility, reduced transportation infrastructure costs, and operational flexibility increasingly prioritise locations within walking distance of MRT infrastructure. This accessibility premium typically translates into 8% to 12% higher achievable rental rates compared to industrial properties requiring vehicle-dependent commutes, directly enhancing investor returns and capital preservation. MRT-proximate industrial estates also exhibit lower vacancy rates and shorter leasing cycles, as the broader tenant universe—including small and medium enterprises with limited carpark budgets—can feasibly operate from such locations. Over extended investment horizons, this sustained demand advantage supports steady capital appreciation in line with inflation, whereas distant industrial properties face greater cyclical rental pressure and longer vacancy periods.

Who is the typical buyer profile for industrial properties at Shun Li Industrial Park?

The primary buyer cohorts for this development comprise owner-operators—business proprietors seeking operational premises for their own manufacturing, logistics, or technology businesses—and experienced property investors with industrial sector expertise. Owner-operators purchasing for occupational purposes prioritise location, facility configuration, utility infrastructure, and access to supply chain partners over investment return considerations. Conversely, institutional and individual property investors acquiring units as capital assets focus intently on rental yield, tenant quality, lease terms, and long-term capital appreciation potential. High-net-worth individuals with diversified property portfolios frequently allocate a portion of capital to industrial real estate specifically to achieve superior yields and portfolio diversification away from residential cyclicality. First-time property buyers and upgraders typically gravitate toward residential properties where valuation methodologies are more transparent and tenant bases broader, making industrial investment less accessible to less-experienced investors.

What TDSR (Total Debt Service Ratio) and financing headroom can I expect at this price point?

For an industrial property purchase at approximately S$3 million, most Singapore banks will finance up to 70% to 75% of the property value, requiring a cash down payment of 25% to 30% (S$750,000 to S$900,000 minimum). At typical interest rates of 3.5% to 4% per annum and a 25-year loan tenure, monthly debt servicing would approximate S$15,000 to S$16,000. Under the TDSR framework, lenders typically expect that total monthly debt obligations (encompassing mortgage, personal loans, credit card commitments, and other liabilities) should not exceed 55% to 60% of gross monthly income. For a S$3 million industrial purchase, buyers would typically require gross monthly income of approximately S$27,000 to S$30,000 to satisfy TDSR requirements comfortably, translating to annual household income of S$324,000 to S$360,000 before deductions. Investors intending to leverage rental income from the property to service debt should expect more stringent lender treatment, as banks typically recognise only 70% to 80% of committed rental income as qualifying income for TDSR purposes, necessitating greater cash equity reserves.

How does Shun Li Industrial Park compare to nearby competing industrial developments?

The Kaki Bukit precinct encompasses several established industrial estates and business parks competing for tenant and investor attention, including larger multi-storey industrial complexes, older single-storey workshops, and newer build-to-suit facilities accommodating specific tenant requirements. Shun Li Industrial Park distinguishes itself through MRT proximity, standardised unit sizing (approximately 6,920 sqft), and positioning within the mid-to-premium segment of available inventory. Competing properties in adjacent clusters may offer alternative configurations—such as larger multi-unit complexes, higher-specification newer facilities, or discounted second-hand stock—that appeal to different investor profiles. Direct competitor analysis should focus on recent comparable transactions involving units of similar size, specification, and lease terms within a 500-metre catchment, as this micro-location analysis will more accurately reflect achievable rental rates and capital appreciation potential than broader district-level comparisons.

Which unit stack or floor level represents the best value at this development?

Industrial properties within Shun Li Industrial Park are predominantly single-storey configurations, meaning that floor level variation does not materially impact functionality or rental appeal in the manner that residential or office properties experience. However, units positioned in central locations within the estate—with optimal proximity to main access roads, loading facilities, and carpark infrastructure—command marginally higher rental premiums relative to corner or perimeter positions. Investors should prioritise units with direct loading bay access, adequate carpark allocation, separate office and warehouse zoning flexibility, and utilities capacity supporting diverse tenant uses. Units offering maximum operational flexibility—including the ability to partition space into separate sub-tenancies or accommodate future tenant modifications—historically achieve faster leasing cycles and lower vacancy rates, thereby enhancing investor returns. Site inspection should assess traffic flow patterns, surrounding tenant profile, and proximity to amenities that influence tenant satisfaction and retention.

What future supply pipeline exists in the Kaki Bukit industrial district?

The Kaki Bukit industrial precinct is a mature, fully developed cluster with limited greenfield development opportunity remaining, as the district has been built out over several decades and is now primarily subject to consolidation, redevelopment, and upgrading cycles rather than new estate additions. However, ongoing discussions regarding industrial land repurposing, higher-density mixed-use development, and potential rezoning for technology parks and research facilities periodically emerge. These macro-level planning considerations create both opportunity and risk: redevelopment could drive significant rental growth and capital appreciation for well-positioned properties like Shun Li Industrial Park, alternatively triggering long-term supply disruption if properties are acquired for conversion or demolition. Investors should monitor Urban Redevelopment Authority planning announcements and industrial land use reviews to assess whether Kaki Bukit remains a stable, supply-constrained industrial market supporting organic rental growth, or whether structural changes could alter the investment thesis. In the near to medium term (5 to 10 years), supply constraints suggest sustained demand and rental momentum, providing confidence for medium-term investors.

Factory Workshop At 61 Kaki Bukit Avenue 1 — From S$3M