Type

Units

Min Area

Price Range

Other

1668 sqft

S$1.4M – S$4.3M

Type

Units

Min Area

Price Range

Other

2013 sqft

S$7,000/mo

Property Highlights

Commercial development with 3 units currently available.
Prices currently range from S$7,000 to S$4.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,400 on this acquisition.
67% of current units are for sale, from S$1.4M; 33% are for rent, from S$7,000/mo.
Located 10 min (800 m) from CC11 Tai Seng MRT Station.

Price Trends & Rental Yield

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UB. One: Premium Light Industrial Space on Ubi Avenue

UB. One represents a compelling opportunity within Singapore's sought-after Tai Seng industrial corridor, offering thoughtfully designed light industrial units suited to modern business demands. Located at 81 Ubi Avenue 4, the development delivers flexible floor plates that accommodate everything from specialised office operations to hybrid warehouse functions, positioning it as an intelligent choice for enterprises seeking contemporary workspace solutions in one of Singapore's most established manufacturing and logistics districts.

The development's configuration allows occupiers to select unit sizes tailored to their operational footprint, with options ranging from approximately 1,292 square feet through to larger contiguous spaces exceeding 6,500 square feet. This flexibility proves invaluable for growing businesses that may require expansion capacity without relocating entirely, as well as investors seeking to maximise utility across their portfolio. Each unit benefits from the inclusion of two dedicated carpark lots positioned at ground level, eliminating the friction of searching for visitor or staff parking whilst supporting round-the-clock business continuity.

Design and Operational Features

The spaces at UB. One have been engineered with the practising occupier in mind. Unobstructed sightlines spanning the floor plates create an open, efficient working environment, whilst integrated air-conditioning systems mean operational costs remain predictable and comfort standards remain constant throughout the year. Integral toilet facilities within each unit eliminate dependency on common facilities, a particular advantage for businesses handling sensitive inventory or requiring confidential client meetings. Thoughtfully partitioned director rooms and dedicated conference spaces allow management functions to operate with appropriate separation from general production or administrative areas.

The 24-hour access model at UB. One caters to businesses operating across multiple shifts or requiring flexible scheduling. This continuous availability removes temporal constraints that might otherwise limit operational hours, making the development particularly attractive to distribution centres, specialised manufacturing concerns, or professional service practices that value extended access windows.

Connectivity and Location Advantages

Proximity to Tai Seng MRT Station—a mere 10-minute walk or 800 metres from the building—ensures reliable public transport connectivity for staff and clients alike. This accessibility to the Circle Line (CC11) represents a substantial advantage for businesses seeking to attract talent from across Singapore without imposing onerous commute times. Additionally, MacPherson MRT Station lies within reasonable walking distance, providing further redundancy in transport options and enabling seamless integration into Singapore's wider MRT network.

The surrounding precinct offers extensive supporting infrastructure that amplifies UB. One's appeal. Food Junction and numerous neighbourhood eateries facilitate convenient staff catering, whilst established commercial landmarks including Oxley Bizhub, Vertex, and Tai Seng Shopping Centre provide retail banking, professional services, and supply chain support. This ecosystem reduces the operational burden on occupiers by concentrating essential business services within immediate vicinity.

Transportation and Highway Access

Strategic positioning along the expressway corridor delivers compelling advantages for logistics-oriented operators. Direct access to both the Kallang-Paya Lebar Expressway (KPE) and Pan-Island Expressway (PIE) ensures rapid movement of goods and personnel across Singapore's key economic zones, with travel times to the Port of Singapore, airport logistics parks, and central business districts all substantially reduced. For businesses whose supply chain depends on speed and reliability, this locational advantage translates directly into operational efficiency gains.

Investment and Operational Suitability

UB. One appeals across multiple buyer profiles. Owner-occupiers benefit from purpose-built facilities that support their specific operational requirements without premium architectural finishes that inflate carrying costs. Institutional investors recognise the development's position within a maturing industrial district where underlying land value continues appreciating and tenant demand remains resilient. Professional investors seeking yield-generating assets find that the combination of steady tenant demand, long-term lease structures, and the development's strategic location create a defensible investment thesis.

The inclusion of tenancy arrangements—where relevant units come with existing occupancy through to March 2028—offers purchasers immediate income generation. This model proves particularly attractive to investors unable or unwilling to undertake tenant acquisition immediately post-purchase, allowing capital deployment with minimal vacancy risk.

Market Position Within Tai Seng

The Tai Seng precinct occupies a distinctive position within Singapore's industrial hierarchy. Established more than three decades ago, the area has evolved from purely manufacturing-focused to encompassing a broad spectrum of modern light industrial, logistics, and professional services activities. UB. One sits within this mature, well-serviced corridor where underlying fundamentals—tenant stability, transport connectivity, and supply chain necessity—continue supporting valuations. Unlike greenfield industrial parks on Singapore's periphery, Tai Seng's proximity to the city centre and established transport links insulate it from cyclical demand fluctuations that affect more distant locations.

Regulatory and Fiscal Considerations

Purchasers should note that the development is subject to Goods and Services Tax (GST), a consideration that affects total acquisition cost and ongoing carrying expenses. For investors acquiring these units as a second or subsequent residential property investment, Additional Buyer's Stamp Duty at the current rate of 20% applies—a material cost that should be factored into investment appraisal and expected returns. Engaging qualified tax and legal advisers before acquisition ensures full understanding of fiscal implications and optimises structuring decisions.

UB. One delivers contemporary light industrial accommodation within one of Singapore's most established and well-connected business precincts, combining operational flexibility, strategic location, and reliable tenant demand into a coherent investment or occupancy proposition.

Frequently Asked Questions

What estimated rental yield might an investor expect from purchasing light industrial units at UB. One?

Light industrial assets within established corridors like Tai Seng typically deliver gross rental yields ranging between 4.5% and 6.5% annually, depending on specific unit configuration, tenant profile, and lease term structure. At UB. One's approximate S$4.28 million entry point, investors purchasing units for lease-back arrangements might anticipate annual rental income between S$192,600 and S$278,200 before outgoings, translating to gross yields within that band. Actual yields depend critically on the quality and tenure of the occupying tenant—long-term institutional tenants command premium valuations and stability, whilst shorter-cycle occupancies introduce refinancing risk. Properties coming with existing tenancy through March 2028, as some UB. One units do, offer immediate income certainty and reduce vacancy-related uncertainty during the crucial first years of ownership.

How does the pricing per square foot at UB. One compare to recent light industrial transactions in the Tai Seng area?

Light industrial properties throughout the Tai Seng corridor have historically transacted between S$650 and S$900 per square foot, depending on finishes, age, and specific locational advantages. UB. One's headline pricing implies per-square-foot values broadly aligned with this range, positioning the development competitively within Tai Seng's established market. Recent comparable transactions in nearby precincts—particularly along Ubi Avenue and related streets—indicate that modern facilities with integrated air-conditioning, dedicated carpark, and partition flexibility command premiums of 5–15% relative to older or less-equipped stock. The development's appeal to both owner-occupiers and investors, combined with its exceptional transport accessibility and supporting infrastructure, justifies pricing that reflects these operational and investment advantages.

What Additional Buyer's Stamp Duty implications apply if I purchase a second light industrial property at UB. One as a Singapore Citizen?

Singapore Citizens acquiring a second or subsequent residential property face Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% applied to the purchase price. For a property acquired at S$4.28 million, this would impose ABSD liability of approximately S$856,000—a material cost that materially affects total acquisition expenditure and must be carefully factored into investment returns projections. ABSD applies in addition to the standard stamp duty and registration fees, resulting in cumulative transaction costs that investors should model carefully before committing capital. Engaging a qualified tax adviser prior to acquisition can sometimes reveal structuring opportunities that may improve after-tax outcomes, though ABSD liability itself remains largely unavoidable for Singapore Citizens acquiring second properties.

Does UB. One's light industrial classification carry lease decay risk, and how might this affect long-term resale value?

UB. One units do not face lease decay concerns because light industrial properties are typically held on either 99-year or 999-year lease terms, with clear renewal mechanisms established at acquisition. The Tai Seng corridor has demonstrated consistent renewal and redevelopment patterns across multiple lease cycles, suggesting that underlying land value and tenant demand remain robust sufficient to support valuations through lease expiry and beyond. Light industrial properties historically experience slower capital appreciation than residential assets, but Tai Seng's established location and transport connectivity insulate valuations from the more severe depreciation cycles that affect peripheral industrial estates. Investors should nonetheless verify lease tenure at point of acquisition and factor in eventual lease extension costs—whilst not imminent for recently developed properties, understanding future obligations ensures accurate long-term financial planning.

How does proximity to Tai Seng and MacPherson MRT stations affect demand and capital appreciation for properties at UB. One?

MRT proximity represents one of the most powerful drivers of light industrial demand and valuations across Singapore, and UB. One's dual accessibility to both Tai Seng (CC11, 10 minutes' walk) and MacPherson stations positions it advantageously against competing precincts. Businesses prioritise transport-connected locations because they reduce recruitment friction, simplify staff commuting, and ensure supply chain reliability—all material operational cost factors that translate directly into tenant demand. Properties within 15 minutes' walk of established MRT stations have historically appreciated at rates 2–4% annually above comparable non-MRT locations, reflecting both operational utility and underlying land value appreciation. For investors, this accessibility premium underpins both occupancy stability and capital value preservation, meaning UB. One's positioning supports both immediate rental appeal and medium-to-long-term capital growth expectations within a mature market segment.

Which buyer profiles—HNW investors, business upgraders, first-time industrial purchasers, or portfolio diversifiers—should most seriously consider UB. One?

High-net-worth investors and institutional property funds represent ideal acquirers of UB. One's larger configurations, where the S$4.28 million+ commitment represents manageable allocation within diversified portfolios and where the development's yield profile and capital stability appeal strongly. Owner-occupier businesses seeking to consolidate dispersed operations or upgrade from secondary-location premises find UB. One's operational flexibility, transport accessibility, and modern finishes particularly compelling, especially if existing tenancy arrangements allow staged occupation. First-time industrial purchasers should approach carefully, ensuring they fully understand outgoings, GST implications, and tenant acquisition costs; engagement with experienced industrial property advisers is advisable before committing. Portfolio diversifiers looking to reduce residential property concentration benefit particularly from light industrial exposure within an established, transport-connected precinct where demand drivers remain stable and macroeconomic sensitivity is lower than residential markets.

What TDSR and financing headroom should investors expect at typical UB. One pricing, and which lenders actively finance industrial properties?

Light industrial properties at UB. One's price point typically attract loan-to-value ratios between 60% and 70% from mainstream Singapore lenders, meaning investors should expect to commit S$1.284–1.712 million in equity for a S$4.28 million acquisition, with the remainder financed through mortgage facilities. At 70% LTV and current interest rates around 3.5–4.0% annually, debt service costs run approximately S$150,000–S$160,000 annually, a figure that investment-grade tenancies at 4.5–6.5% yield comfortably service. TDSR considerations apply primarily to investors with substantial other debt obligations; those with limited leverage exposure typically obtain financing approvals without friction. Major Singapore banks actively finance industrial property, though underwriting teams increasingly scrutinise tenant quality, lease unexpired term, and location fundamentals—investors with strong tenant commitments and located within tier-one precincts like Tai Seng receive expedited approvals.

How does UB. One compete against nearby industrial developments in terms of facilities, location, and pricing?

The Ubi Avenue corridor hosts several established industrial developments, many significantly older than UB. One and lacking modern operational amenities like integrated air-conditioning and partition flexibility. UB. One's configuration—offering flexible unit sizes, dedicated carpark, 24-hour access, and unobstructed sightlines—represents a modernisation upgrade relative to much of the surrounding older stock. Competing properties in nearby precincts like Tai Seng Industrial Estate or Pioneer Crescent generally trade at lower per-square-foot rates due to age-related depreciation and inferior facilities, though some newer developments like Vertex present alternative options. UB. One's particular strength lies in reconciling contemporary facilities with the Tai Seng corridor's exceptional transport connectivity and supporting infrastructure—a combination that many alternative locations struggle to replicate. Price discovery in this segment typically favours properties where occupier quality, facility standard, and transport accessibility align, and UB. One's configuration across all three dimensions positions it competitively within the broader market.

Which unit stacks or floor levels within UB. One offer superior long-term value and occupier appeal?

Ground-floor units at UB. One deliver compelling advantages for logistics-oriented tenants, construction-related businesses, and those requiring frequent goods movement, because direct loading access eliminates forklift and hoist costs whilst improving supply chain velocity. Upper-floor units attract professional services, lighter manufacturing, and businesses where customer-facing presentation matters, offering premium sightlines and reduced noise exposure relative to ground-level highway activity. Mid-floor positions (typically second to third storeys) balance accessibility advantages with premium space characteristics, often delivering superior risk-adjusted returns for investors targeting mixed-tenant portfolios. Unit selection depends fundamentally on intended occupancy profile—investors accepting vacancy risk should favour ground-floor configurations where logistics tenant demand remains relatively stable, whilst those prioritising premium occupier credit prefer mid-floors supporting professional and light manufacturing uses. The development's mix of sizes and vertical distribution means most investor profiles can identify appropriately-positioned units aligned with their specific acquisition objectives.

What future supply pipeline of industrial properties is anticipated across the Tai Seng district, and how might this affect UB. One's long-term value prospects?

The Tai Seng precinct has reached substantial maturity, with most available land already developed and limited greenfield opportunity remaining. Industrial development across eastern Singapore has increasingly shifted towards peripheral locations like Sungei Kadut and Jurong Innovation District, where land availability and cost economics favour larger-format modern facilities. This geographic shift away from Tai Seng effectively insulates UB. One from direct new-supply competition, supporting valuations and occupier demand through reduced speculative oversupply. However, the ongoing pipeline of redevelopment and selective modernisation within Tai Seng itself—where older buildings undergo conversion to mixed-use commercial or residential—reduces total industrial supply over time, a dynamic that bolsters fundamentals for remaining well-positioned properties. UB. One's location within this constrained supply environment, combined with its modern specifications and transport excellence, positions it defensively against cyclical demand fluctuations and suggests durable long-term value characteristics for investors with multi-decade time horizons.

Light Industrial At 81 Ubi Avenue 4 — From S$7,000