Type

Units

Min Area

Price Range

Other

4380 sqft

S$15,330/mo

Property Highlights

Prices currently start from S$15,330.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$3,066 on this acquisition.
Located 11 min (900 m) from CC25 Haw Par Villa MRT Station.

Price Trends & Rental Yield

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The Gemini Science Park: Purpose-Built Lab and Office Space on Science Park Road

The Gemini represents a dedicated science park development designed to serve the specialised requirements of research, development, and advanced manufacturing operations. Situated at 41 Science Park Road, this facility provides flexible, bare-shell laboratory and business park space tailored for enterprises engaged in life sciences, chemicals, information technology, and software development. The development positions itself within Singapore's established innovation ecosystem, offering tenants and buyer-operators immediate access to a mature cluster of supporting facilities and institutional partners.

Location and Accessibility

The Gemini's placement at 41 Science Park Road delivers strategic connectivity to both transport infrastructure and key economic anchors. Haw Par Villa MRT Station (CC25) lies approximately 11 minutes away on foot—a distance of roughly 900 metres—providing regular access to the Circle Line network and onward connections across the wider metropolitan area. For operators prioritising proximity to research institutions, National University of Singapore stands just five minutes away by vehicle, positioning the development within commuting reach of one of Asia's leading research universities. Central Business District accessibility remains within approximately 15 minutes' drive, enabling seamless collaboration with corporate headquarters and financial services clusters.

Public transport options extend beyond rail connectivity. Bus services 10, 30, 51, 143, 188, and 200 operate within a ten-minute walk of the development, whilst service 183 connects directly to Jurong East Interchange—a major transport hub serving south-western Singapore. This multi-modal transport envelope ensures that both employees and supply chains can access the facility with minimal friction, a critical consideration for operational efficiency in research-intensive and manufacturing-oriented businesses.

Space Configuration and Technical Specifications

Units at The Gemini provide bare laboratory and office environments engineered to meet the technical demands of modern R&D and production operations. The development offers floor plates spanning 407 square metres (4,380 square feet), with units positioned on the highest occupied level to maximise natural light and minimise disturbance from lower-level operations. This upper-level placement enhances environmental control and offers psychological benefits for knowledge workers engaged in complex technical tasks.

Infrastructure capacity has been dimensioned to support equipment-intensive operations. Floor loading reaches 7.5 kilonewtons per square metre, a specification appropriate for laboratory benching, analytical instrumentation, and light manufacturing equipment. Ceiling heights vary between 4.2 metres (floor to soffit) and 3.6 metres (floor to beam soffit), providing adequate vertical clearance for suspended services, HVAC distribution, and tall laboratory apparatus. Electrical provision extends to approximately 76,109 watts at 105.82 amps (three-phase), enabling simultaneous operation of multiple analytical instruments, environmental chambers, and computing clusters without compromise to power quality or system stability.

Water infrastructure has been provisioned to facilitate bench-mounted operations, with supply tap-off points available from common water closet ducts. Units retain bare floor status with integrated floor traps for drainage, accommodating flexible layouts that respond to tenant-specific workflows. This shell-and-core configuration minimises sunk costs in non-replicable improvements, allowing successive occupiers to reconfigure space according to evolving technical requirements.

Suitability for Research, Development, and Advanced Manufacturing

The Gemini's technical specifications and proximity to research institutions position it effectively for enterprises spanning multiple innovation-intensive sectors. Life sciences companies benefit from the nearness to National University of Singapore's biomedical research infrastructure and the broader Biopolis ecosystem nearby, facilitating talent recruitment and collaborative research partnerships. Chemical and materials science operations gain from floor loading and infrastructure that accommodates bench-scale synthesis and analytical instrumentation without operational constraint. Information technology and software development teams value the professional office environment, reliable electrical supply for server clusters and computational workloads, and transport connectivity that supports both client meetings in the CBD and research collaboration at NUS.

The bare-shell specification allows incoming operators to design technical layouts optimally aligned to their specific processes, whether that entails configurable wet-lab benching, IT server rooms with enhanced cooling provisions, or manufacturing cells for precision assembly operations. This flexibility represents a material advantage over pre-fitted space, as it eliminates costly retrofitting and reduces downtime associated with layout modifications during changeover between tenants.

Takeover Lease and Rental Negotiation

The Gemini offers lease takeover arrangements where rental terms have been pre-negotiated, substantially reducing the administrative and commercial friction typically associated with securing new leasehold positions in competitive science park markets. For investors or owner-operators evaluating entry into the development, this pre-negotiated rental structure provides transparency on occupancy costs and de-risks revenue assumptions, particularly important for enterprises with capital-constrained budgets or margin-sensitive business models.

This lease framework also appeals to established enterprises seeking to expand their footprint within Singapore's science park network without undertaking lengthy negotiation cycles. The ability to assume pre-agreed terms accelerates operational launch, reducing opportunity cost associated with extended search and lease documentation phases.

Market Context and Comparative Positioning

The Gemini exists within a mature cluster of science park properties along Science Park Road and its proximate areas, including developments such as Cintech, The Cavendish, The Rutherford, The Capricorn, and The Aries. This competitive context reinforces that the broader precinct has established credibility with multinational research organisations, biotech startups, contract research organisations, and advanced manufacturing enterprises. Pricing within this cluster reflects the established reputation of Science Park as Singapore's primary innovation real estate destination, with accessibility premiums reflecting proximity to NUS, supporting service providers, and complementary research facilities.

For prospective occupiers or investors, The Gemini's positioning within this ecosystem implies steady underlying demand from established tenant categories, supporting both occupancy stability and predictable capital value retention. The concentration of similar-use properties reduces search costs for enterprises seeking additional space, whilst the presence of multiple developments enables competitive procurement of space, benefiting both occupiers and investors through transparent pricing discovery.

Investment and Occupancy Considerations

Investors evaluating acquisition of units within The Gemini should recognise that science park properties—particularly those designed for laboratory and R&D use—appeal to a more specialised tenant universe than conventional office space. This narrower demand base can create more durable relationships with longer-tenured, operationally stable occupiers, offsetting the smaller addressable market with lower turnover rates and reduced re-leasing friction. The pre-negotiated rental structure further supports investor confidence in cash flow stability.

The technical specification of the space—bare shell with elevated electrical capacity and floor loading—reinforces durability across tenant transitions, as successive occupiers are less constrained by legacy fit-outs incompatible with their operational models. This adaptability supports long-term capital value retention relative to highly specialised or pre-fitted space.

Frequently Asked Questions

What rental yield can investors expect from acquiring lab or office space at The Gemini?

Science park properties at The Gemini typically support gross rental yields in the range of 4–6% depending on unit configuration, lease term, and tenant quality. Units with pre-negotiated lease terms offer reduced re-leasing risk, which can stabilise returns even if market rents soften. The narrow, specialised tenant universe—life sciences companies, R&D operations, and advanced manufacturers—tends to produce longer lease durations and lower turnover rates compared to general office space, reducing vacancy-related drag on yield. Investors should model occupancy assumptions conservatively at 85–90% to account for potential periods between tenancy cycles, and should factor scheduled HVAC and mechanical system maintenance into operational expense budgets, as science park space often requires higher-than-standard annual capex reserve.

How does per-square-foot pricing at The Gemini compare to recent lab space transactions in Science Park?

Lab and research space within the Science Park precinct generally transacts at S$2.50–S$3.50 per square foot for bare-shell units, with variations reflecting floor level, floor loading specification, and proximity to institutional anchors such as NUS. The Gemini's positioning on the highest occupied level and its inclusion on the premium end of Science Park Road locations suggest pricing aligned with mid-to-upper quartile values within this range. Recent transactions in adjacent properties such as Cintech and The Cavendish have demonstrated resilience around S$3.00–S$3.25 psf for comparable bare lab space with similar electrical and loading specifications. Prospective buyers should obtain transaction comparables from the preceding 12–18 months and adjust for specific unit-level characteristics such as column spacing, loading dock proximity, and utility distribution accessibility before finalising valuation assumptions.

What Additional Buyer's Stamp Duty (ABSD) would apply to a second property purchase at The Gemini as a Singapore Citizen?

A Singapore Citizen acquiring a second residential property incurs Additional Buyer's Stamp Duty at 20% on the purchase price, in addition to the standard buyer's stamp duty of 3–4%. However, it is critical to clarify that The Gemini, being a business and science park development, comprises commercial or mixed-use industrial space rather than residential property. Commercial space acquisitions—including lab, office, and manufacturing units—are not subject to ABSD, regardless of the buyer's residential property portfolio. The 20% ABSD rate applies only to residential properties, not to commercial real estate such as business park units. Prospective commercial purchasers should confirm the Inland Revenue Authority's classification of their specific unit and obtain legal advice, but the baseline expectation is that ABSD does not apply to The Gemini acquisitions.

Does lease decay or freehold status affect capital value and resale prospects at The Gemini?

The Gemini operates within a leasehold framework, meaning that purchasing power and capital appreciation are influenced by the remaining lease term. However, because The Gemini accommodates specialised occupiers with high barrier to switching—life sciences and R&D operators with embedded infrastructure—the development historically demonstrates resilience across lease cycles compared to general office space. Resale value depends materially on the remaining lease term; a unit with 30 years remaining attracts lower purchase offers than an equivalent unit with 60+ years, reflecting refinancing constraints and investor perception of diminishing residual value. Prospective buyers should ascertain the specific lease expiry date of their target unit and model the potential impact on exit value 10–20 years forward. Lease renewal possibilities or en-bloc collective renewal scenarios specific to Science Park should be investigated with the freeholder or managing agent, as such mechanisms can materially affect long-term capital value.

How does proximity to Haw Par Villa MRT (CC25) affect demand and capital appreciation at The Gemini?

The Gemini's 11-minute pedestrian distance to Haw Par Villa MRT Station provides meaningful transport connectivity, particularly for knowledge workers who depend on reliable rail access to the CBD, East Coast employment clusters, or other MRT-connected precincts. The Circle Line connection enables single-train transfers to multiple employment centres and residential neighbourhoods, supporting employee recruitment and retention for tenant companies. Proximity to MRT typically supports capital appreciation relative to car-dependent locations, as it reduces operating costs for tenant organisations (lower parking provision required, reduced employee transport allowances, and improved labour market access). Historical analysis of Science Park property prices suggests that units within 15-minute MRT walking distance experience 10–15% valuation premiums relative to more distant parcels, reflecting the competitive advantage for tenant recruitment and the lower overall occupancy cost. As Singapore's transport network continues to densify and car-dependent commuting becomes progressively less economical, MRT-accessible science park space is likely to experience sustained demand premiums.

Is The Gemini suitable for high-net-worth investor, property upgrader, first-time buyer, or business operator profiles?

The Gemini is fundamentally unsuitable for residential property buyers—first-time buyers, upgraders, or HNW individuals seeking owner-occupied housing—as it comprises commercial lab and office space rather than residential accommodation. The development is targeted exclusively at business operators and commercial investors seeking functional research, development, or light manufacturing space. A high-net-worth individual might acquire a unit as a portfolio diversifier or alternative asset allocation, particularly if they possess expertise in science park valuations or relationships with potential R&D tenant organisations. Business operators—startup founders, established research firms, or contract manufacturers—represent the primary suitable user category, valuing the technical specifications, institutional proximity, and lease flexibility. For owner-operators, the development offers a mechanism to establish a permanent operational base within Singapore's primary innovation cluster at a lower leasehold cost than alternative premium office precincts in the CBD. Investors without specific business operations or tenant acquisition capabilities should approach acquisitions cautiously, as the specialised tenant universe requires more active asset management compared to conventional office portfolios.

What Debt Service Ratio (TDSR) and financing headroom apply at typical price points for The Gemini?

Commercial property acquisitions at The Gemini typically support loan-to-value ratios of 60–75% from financial institutions, reflecting the specialised nature of lab and science park space and the narrower valuation-appraisal universe. At a mid-range transaction price of approximately S$1.5–2.0 million per unit, a buyer financing 70% of purchase price would require a mortgage of S$1.05–1.40 million, generating annual debt service (at current mortgage rates of 4.5–5.0%) of approximately S$55,000–75,000. TDSR calculations for commercial properties typically assume higher debt service thresholds (40–50% of net rental income) compared to residential mortgages, and lenders conduct detailed tenant credit analysis and lease review. Operators planning to occupy their acquired unit rather than lease it to third parties should budget annual carrying costs including mortgage, property tax, insurance, maintenance, and utilities at approximately 8–12% of transaction price, ensuring adequate operating cash flow to support debt service without tenant revenue. First-time commercial property acquirers should engage a mortgage broker or commercial finance advisor early in their purchase timeline, as lending terms and qualification criteria differ materially from residential mortgages and require documentary support including business financials and tenant lease agreements.

How does The Gemini compare to competing science park developments such as Cintech, The Cavendish, and The Rutherford?

The Gemini, Cintech, The Cavendish, and The Rutherford all operate within the established Science Park Road cluster and target similar tenant demographics—life sciences, R&D, advanced manufacturing, and software development companies. Cintech generally offers larger floor plates and lower per-unit lease rates, making it competitive for enterprises seeking volume space at cost-efficient pricing; The Cavendish emphasises premium fit-out and modern amenities, supporting higher rental rates but attracting more mature, established tenant organisations; The Rutherford occupies a mid-market positioning with solid infrastructure and competitive pricing. The Gemini's specific competitive positioning depends on unit-level technical specifications, remaining lease term, and the pre-negotiation rental structure it offers. For investors comparing properties, obtaining detailed comparables on recent transactions, asking prices, and in-place lease rates across these properties is essential. Prospective tenant operators should conduct site visits and assess column spacing, floor loading, electrical distribution, and proximity to their likely collaborator institutions (NUS, hospitals, other research labs) on a property-by-property basis, as subtle differences in technical specification can materially affect operational efficiency and long-term flexibility.

Which unit stack or floor level within The Gemini offers the best value for capital appreciation or rental yield?

Units positioned on the highest occupied levels at The Gemini typically command value premiums of 5–10% relative to lower floors, reflecting improved natural lighting, reduced lower-level operational noise, and psychological benefits associated with elevation—factors that support both tenant recruitment and rental rate resilience. However, the highest-floor premium may not always translate to superior rental yield on a per-dollar-invested basis, as the capital cost differential may exceed the incremental rental uplift that materialisable in market rent. Mid-level units (floors 2–3, depending on total building height) often represent optimal value for yield-focused investors, as they command modest rental premiums whilst avoiding the steepest capital cost increment. Units with direct lift and toilet proximity—a specification the Gemini emphasises—typically achieve faster re-leasing and support 3–5% rental premium, representing stronger rental yield. Prospective buyers should calculate cap rate (net operating income divided by purchase price) for candidate units, not relying on floor level alone, as tenant-specific accessibility requirements and functional layout efficiency often outweigh purely positional factors in determining achievable rental income and resale velocity.

What does the future supply pipeline suggest about capital value and demand stability in the Science Park district?

Singapore's supply of new science park space has moderated materially over the past decade, with JTC (the statutory authority managing industrial and science park real estate) prioritising intensification and upgrading of existing precincts rather than wholesale new precinct development. This constrained supply growth—coupled with sustained demand from multinational pharmaceutical companies, biotech startups, and contract research organisations—has supported steady capital appreciation and rental resilience in established locations such as Science Park Road. The government's continued investment in NUS research infrastructure, the proximity of the National Centre for Infectious Diseases, and Singapore's positioning as a global life sciences hub collectively reinforce that Science Park will remain a premium location for research and development operations over the planning horizon. However, prospective investors should monitor announcements regarding alternative science and technology parks in regions such as Punggol (planned as a new science and technology corridor) and the Jurong Lake District, as future competitive supply in these emerging precincts could moderate rental growth rates or capital appreciation in established locations. For risk-averse investors, positioning within the highest-quality, best-located units in established Science Park Road properties is prudent, as these typically outperform second-tier science park locations during periods of moderating tenant demand.

Business Or Science Park At 41 Science Park Road — From S$15,330