Type

Units

Min Area

Price Range

Other

159000 sqft

S$28M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$28M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$5.6M on this acquisition.
Located 11 min (950 m) from NS16 Ang Mo Kio MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

JTC Industrial Property in Ang Mo Kio: A Purpose-Built Warehouse and Office Solution

This substantial industrial asset in the Ang Mo Kio vicinity represents a rare opportunity to acquire a comprehensively designed factory, warehouse, and office complex built specifically for modern logistics and manufacturing operations. Spanning approximately 159,000 square feet of gross floor area across a land parcel of roughly 75,000 square feet, the development delivers the scale and flexibility that sophisticated operators require when consolidating headquarters, warehousing, and light manufacturing under a single roof.

The structure comprises five distinct warehouse levels paired with five corresponding office storeys, allowing businesses to maintain administrative functions in close proximity to operational areas. This vertical integration minimises travel time between teams and creates an efficient workflow model, particularly valuable for companies managing inventory, quality control, and customer-facing services simultaneously. The warehouse sections benefit from ceiling heights ranging from 4.5 metres to 8 metres across different zones, accommodating both standard pallet racking systems and taller manufacturing equipment or storage configurations depending on operational requirements.

Infrastructure and Operational Features

The facility arrives fully equipped with 13 dock levellers, a specification that underscores its professional logistics design. Dock levellers are critical for efficient goods movement, reducing loading times and minimising damage to products and vehicles during the transfer process. The presence of multiple docking points indicates the property was engineered for high-frequency inbound and outbound activity, making it particularly attractive to distributors, 3PL operators, and companies with substantial supply chain demands.

Ceiling flexibility across the different levels permits adaptation to evolving operational needs. Taller ceiling zones support racking systems that maximise cubic storage capacity, while intermediate heights remain practical for manufacturing lines, assembly operations, or climate-controlled assembly areas. This architectural range demonstrates foresight in accommodating diverse industrial tenancies and future operational pivots without structural compromise.

Tenure and Long-Term Viability

The property operates on a JTC leasehold tenure expiring on 30 September 2056, providing approximately 30 years of remaining tenure at the time of listing. For industrial and commercial properties, this duration remains serviceable for operational users and investors with medium-term hold horizons, though buyers should factor lease decay depreciation into long-term financial planning. The monthly depreciation on the lease itself, calculated on a linear basis, represents an ongoing cost consideration that differs from residential property dynamics and requires specialist valuation input during due diligence.

Industrial leasehold properties in Singapore's JTC estate system typically command stable rental demand from occupiers seeking long-term operational stability, and the 30-year window aligns with typical business plan horizons for manufacturing, logistics, and distribution enterprises. However, purchasers financing this asset should engage valuers and financial advisors familiar with industrial lease decay models to understand refinancing impacts and exit strategies as the lease approaches its later stages.

Location and Connectivity

Positioned in the Ang Mo Kio vicinity, the property sits approximately 950 metres from Ang Mo Kio MRT Station (NS16), translating to roughly an 11-minute walk or short drive. This proximity to public transport infrastructure benefits employee commuting patterns and aligns the property with Singapore's transit-oriented development philosophy. Ang Mo Kio is a mature residential and business district on the North-South Line, offering established supply chains, skilled labour pools, and supporting commercial services.

The location provides north-central accessibility, placing the property within reasonable reach of the CBD via the North-South Line, as well as connections to Yishun, Woodlands, and other northern employment centres. For logistics operators and manufacturers, this translates to reduced distribution times to both northern and central Singapore markets, a competitive advantage in supply chain economics.

Operational Flexibility and Regulatory Suitability

The development is identified as suitable for various high-tech usage categories, subject to regulatory approvals. Notably, the property may accommodate partial Foreign Company Distribution (FCD) operations, provided the appropriate JTC and regulatory consents are obtained. This flexibility opens the property to multinational organisations seeking to establish or expand regional distribution hubs, technical support centres, or light manufacturing facilities in Singapore.

The integrated office and warehouse design supports headquarters models where multinational and large local enterprises can maintain regional executive teams alongside operational staff, reducing the need for dispersed satellite locations. This dual-use capability, combined with the building's professional specifications, positions the asset for mid-to-large corporations across technology, advanced manufacturing, pharmaceutical logistics, electronics distribution, and precision engineering sectors.

Investment and Operational Considerations

Purchasers of this property should approach valuation and financial planning with awareness of industrial property dynamics distinct from residential markets. Lease depreciation, tenant quality, operational suitability, and regulatory compliance all merit detailed investigation. The property's appeal to occupier-users and institutional investors alike suggests a reasonably liquid market, though specific exit timing and pricing will depend on market conditions, lease remaining tenure, and tenant stability at the time of sale.

The substantial footprint and dual-use design reduce concentration risk relative to single-purpose industrial facilities. A company could occupy portions whilst leasing remainder to complementary operators, or retain the entire footprint for integrated operations. This flexibility supports both owner-occupier and investment-for-yield strategies, provided financing and regulatory structures align with the buyer's investment thesis.

This Ang Mo Kio industrial asset merits close engagement with specialist commercial real estate advisors, tax professionals familiar with industrial property ownership, and operational consultants who can validate suitability for the intended business case. The combination of scale, infrastructure, location, and regulatory potential positions it as a considered choice for organisations seeking a consolidated, professional industrial base in Singapore's north-central corridor.

Frequently Asked Questions

What is the estimated rental yield if this industrial property were purchased as an investment?

Estimated rental yield on industrial properties of this specification in Ang Mo Kio typically ranges between 3% and 5% per annum, depending on market conditions and tenant quality at the time of acquisition. The property's modern specifications, integrated office space, and dock infrastructure support mid-to-premium occupier rates, though actual yield will depend on the tenant profile secured and current industrial rental indices. Investors should commission a professional valuation and rental comparison study from a specialist industrial agent to establish realistic income projections and account for lease depreciation costs, which will gradually erode rental income potential as the tenure approaches 2056.

How does the price per square foot compare to recent industrial transactions in Ang Mo Kio?

Industrial properties in Ang Mo Kio typically trade between S$150 and S$250 per square foot depending on condition, specification, tenure length, and dock infrastructure. At the stated price point, this development falls into the premium segment, reflecting its JTC pedigree, dual-level office integration, 13 dock levellers, and flexible ceiling heights. Recent comparable transactions in the same district should be reviewed via professional commercial property databases to establish whether current market multiples align with recent arm's-length sales, as industrial property values fluctuate with interest rates, logistics demand, and corporate real estate cycles.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing this as a second residential property?

This is a commercial property classified as industrial real estate, not residential property, so residential Additional Buyer's Stamp Duty (ABSD) does not apply. However, if a Singapore Citizen were to acquire this as a non-primary investment asset alongside an existing residential property, standard commercial stamp duties would apply based on the purchase price and current statutory rates. Buyers should verify classification with IRAS and a tax advisor, as some commercial structures with residential-zoned office space components may trigger different duty calculations depending on use breakdown.

What is the lease decay risk and how will it impact resale value as the tenure approaches 2056?

The property currently has approximately 30 years of tenure remaining until September 2056, placing it in the medium-length lease bracket for industrial assets. As the lease falls below 20 years, refinancing becomes more restrictive and resale appeal diminishes materially, as institutional buyers and lenders apply steeper discount factors to short-lease industrial properties. Monthly lease depreciation of approximately S$78,000 (on a linear basis, subject to land rent adjustments) will accumulate over time, eroding the asset value by roughly S$936,000 annually if the property remains unsold or unrefinanced. Purchasers should plan for eventual lease renewal negotiations with JTC or consider exit strategies before year 2040 when lease duration becomes problematic for refinancing and investor demand.

How does proximity to Ang Mo Kio MRT Station affect long-term demand and capital appreciation?

The 950-metre walk to Ang Mo Kio MRT Station (NS16) provides genuine locational advantage, supporting employee commuting, visitor access, and supply chain connectivity across Singapore's north-central corridor. Industrial properties with strong public transport proximity typically command higher occupier demand and more stable rental rates, as operational costs and employee productivity improve relative to car-dependent alternatives. Over medium-term horizons (5–10 years), properties well-connected to MRT infrastructure tend to appreciate steadily due to supply constraints in well-serviced industrial zones and rising occupier preference for sustainable, transit-connected facilities, though lease decay and market cycle dynamics will ultimately dominate capital returns.

Which buyer profiles are best suited to this property: HNW individuals, upgraders, first-timers, or investors?

This asset is primarily suitable for corporate occupier-users and experienced commercial real estate investors, rather than first-time buyers or HNW individuals seeking residential or simple passive income streams. Mid-to-large corporations in logistics, advanced manufacturing, electronics distribution, or pharmaceutical supply chains represent the core buyer demographic, given the building's 5-level warehouse-office structure and operational specifications. Institutional investors with expertise in industrial leasing, tenant management, and long-lease depreciation dynamics also represent a credible buyer segment, though they typically require professional property management and specialist financing. Residential-focused upgraders and first-time property buyers would find this asset illiquid, complex, and requiring operational knowledge outside their typical domain.

What are TDSR and financing headroom considerations at the stated price point?

At the stated price of S$28 million, financing typically requires a 30–40% equity deposit from commercial lenders, leaving S$16.8–19.6 million in required debt service. Total Debt Service Ratio (TDSR) thresholds for commercial property loans are generally more flexible than residential mortgages (often 55–65% versus 55% for residential), but lenders will stress-test repayment capacity against conservative rental assumptions, lease decay factors, and interest rate rises. A buyer should expect monthly debt service (principal and interest) to range between S$90,000 and S$130,000 depending on loan tenure (typically 20–25 years for industrial property) and prevailing SIBOR-linked rates. This underscores the importance of confirmed occupier tenancies and robust rental income documentation before acquisition, as investment-grade debt requires demonstrable cash flow, not just asset value.

How does this property compare to competing industrial developments in the Ang Mo Kio and nearby districts?

Comparable industrial properties in Ang Mo Kio, Yishun, and the broader north-central zone vary significantly in age, dock infrastructure, office integration, and remaining tenure. Purpose-built JTC facilities with dual warehouse-office configurations and premium dock infrastructure command market premiums of 15–25% relative to single-use warehouses or converted structures lacking modern specifications. The subject property's 13 dock levellers, 8-metre ceiling zones, and integrated 5-level office block position it as a premium-grade asset relative to older, single-purpose facilities with minimal dock infrastructure. However, competing newer developments in nearby tech parks or industrial estates may offer longer tenure or lower price points, making detailed comparative analysis and broker consultation essential for informed bidding.

Which floor levels or unit stacks offer the best value and operational utility?

For this property, value and utility are less about individual floor selection and more about the integrated warehouse-office model across all five levels. Ground-floor and lower warehouse levels benefit from direct dock access and reduced material handling costs, making them premium for logistics and distribution tenants. Upper warehouse levels support long-term storage and inventory management, whilst the paired office levels provide management, administrative, and customer-facing space without requiring separate leased office premises elsewhere. For owner-occupier buyers, maximising utilisation of all warehouse levels alongside proportionate office space yields the highest operational efficiency and cost per square foot. Investment buyers should evaluate tenant mix flexibility—the ability to lease warehouse and office components to different occupiers—as this diversification supports income resilience during market downturns.

What is the future supply pipeline of industrial property in Ang Mo Kio and surrounding districts?

Singapore's industrial land is constrained and increasingly reserved for high-value manufacturing, precision engineering, and advanced logistics rather than traditional warehousing. New industrial supply in Ang Mo Kio and nearby estates is modest compared to historical development, with most new inventory directed toward purpose-built tech parks and biomedical zones in western and eastern regions. Ang Mo Kio's established position, skilled labour availability, and transport connectivity mean existing stock—particularly properties with strong dock infrastructure and flexible ceiling heights—should experience steady occupier demand with limited new competition. However, government initiatives to consolidate industrial uses in specific clusters and zoning changes toward mixed-use development may affect long-term supply dynamics. Purchasers should monitor JTC and URA development plans and consult with industrial agents regarding anticipated supply shifts before committing capital, as limited new competing supply generally supports rental growth and price stability for well-maintained, well-specified assets in this district.

Commercial At Ang Mo Kio — From S$28M