Type

Units

Min Area

Price Range

Other

2777 sqft

S$1.8M

Property Highlights

Prices currently start from S$1.8M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$360K on this acquisition.
Located 12 min (1.02 km) from DT27 Ubi MRT Station.

Price Trends & Rental Yield

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Eunos Technolink: A Landmark Commercial Destination in Singapore's Ubi Hub

Located along Kaki Bukit Road 1 and Ubi Avenue 2, Eunos Technolink represents a substantial commercial and industrial real estate offering in one of Singapore's most vibrant business precincts. This development sits within the Ubi corridor, an established logistics, technology, and light manufacturing zone that has attracted multinational corporations, regional distribution centres, and growing technology enterprises for over two decades. The Eunos Technolink portfolio encompasses office and warehouse facilities designed to serve diverse operational requirements, from small-scale specialist manufacturers to mid-sized logistics operators and technology companies seeking flexible, affordable commercial space.

The development's positioning within the Ubi district places it at the heart of Singapore's secondary commercial hub. Unlike the premium Grade-A office towers concentrated in the Central Business District, Eunos Technolink offers a compelling value proposition—spacious, functional workspace at significantly lower price points and rental yields that often exceed CBD benchmarks. This makes the development attractive to both owner-operators seeking operational headquarters and investors hunting for income-generating commercial assets with lower entry barriers.

Location Advantages and Transport Connectivity

Proximity to Ubi MRT Station (DT27) represents a critical strength for this development. Located approximately 12 minutes' walk and 1.02 kilometres from the station, the property benefits from the Downtown Line's comprehensive coverage across the eastern and central zones of Singapore. This accessibility directly enhances tenant recruitment potential, as employees can reach the site conveniently via public transport, reducing dependence on private vehicle parking and supporting ESG-conscious corporate relocations. The MRT connection also improves asset liquidity—buyers and tenants alike prioritise properties within reasonable walking distance of transit nodes.

Beyond the Downtown Line, the Ubi precinct sits strategically adjacent to the Kallang–Paya Lebar Expressway (KPE) and the East Coast Expressway (ECE), enabling rapid freight movement to Changi Airport, Tuas Port, and the southern industrial zones. This dual advantage—reliable public transport for staff and expressway access for logistics—positions Eunos Technolink as an ideal hub for businesses managing both domestic and international supply chains. The location's proven appeal has sustained occupancy rates and rental growth across the wider Ubi corridor for the past decade.

Property Specifications and Functional Design

Units within Eunos Technolink are engineered for versatility and operational efficiency. The typical floor plate of 2,777 square feet accommodates mixed-use configurations—office frontage with warehouse or light manufacturing space to the rear is a common layout in this development type. Ceiling heights, loading bay access, and utility infrastructure are calibrated for businesses requiring machinery, inventory storage, or assembly operations, distinguishing these units from traditional office-only buildings. The proportioning of floor area to usable industrial space creates natural conversion opportunities if a tenant's operational profile evolves.

Architectural and mechanical systems within the development are designed for durability and low operational cost. Concrete construction, straightforward MEP routing, and modular utility distribution enable tenants to customise fitouts with minimal structural work, reducing tenant improvement costs and accelerating lease negotiations. This flexibility has historically supported high turnover efficiency and rental recovery in the Ubi market, where small-to-medium enterprises frequently reconfigure spaces to suit expanding product lines or new manufacturing processes.

Investment and Income Potential

Properties in Eunos Technolink appeal to investor profiles ranging from high-net-worth individuals diversifying into commercial real estate, to family offices seeking stable, non-residential income streams. The development's existing tenancy arrangements demonstrate the asset's ability to generate immediate rental revenue, reducing the vacancy risk typical of newly completed office buildings. Current market rents in the Ubi precinct range widely depending on unit configuration and tenant profile, but established commercial properties in this zone typically yield between 4.5% and 6.5% net annual returns on capital, comparing favourably to residential residential counterparts.

The appeal to investor buyers is further amplified by the relative price stability of industrial and business park assets during economic cycles. Unlike high-street retail or premium office space, which can experience severe tenant churn during recessions, Eunos Technolink properties maintain steady occupancy because the tenants—logistics operators, manufacturers, and technology firms—require permanent, functional workspace regardless of economic headwinds. This operational necessity underpins resilient capital values and rental income streams across property cycles.

Market Positioning Within the Ubi Corridor

The Ubi precinct has emerged as Singapore's second-largest commercial hub outside the CBD, with combined Grade-A, Grade-B, and industrial stock exceeding 15 million square feet. Eunos Technolink competes primarily with other business park developments along Ubi Avenue, Kaki Bukit Road, and Penjuru Lane—competing assets such as Ubi TechPark, Loyang Industrial Park extensions, and smaller owner-built warehouses. Compared to these alternatives, Eunos Technolink offers a middle ground: more formalised management and common facilities than standalone warehouses, yet lower costs and greater operational flexibility than purpose-built Grade-A office parks.

This positioning has proven durable across multiple property cycles. The development attracts tenants priced out of premium office precincts but requiring professional, well-maintained facilities with reliable utilities and security. The rental tenant base typically includes regional distribution centres, manufacturing exporters, technology development studios, and professional services firms seeking cost-effective backoffice operations. The diversity of tenant profiles reduces sector-specific risk—no single industry downturn can severely impact occupancy across the portfolio.

Capital Appreciation and Long-Term Value Drivers

Commercial property values in the Ubi zone have appreciated steadily over the past decade, driven by land scarcity, population growth, and the government's sustained investment in transport infrastructure and economic zones. Eunos Technolink's particular advantage lies in its established position within a proven, densely developed precinct—unlike greenfield industrial parks on Singapore's periphery, the surrounding area already hosts mature tenant networks, supply chain businesses, and complementary services. This mature ecosystem reduces the risk profile for new owner-operators or tenants considering relocation.

Future value drivers for Eunos Technolink include potential intensification of the Ubi zone through vertical stacking of industrial and office uses, further MRT or bus rapid transit enhancements (currently under government review in several precinct masterplans), and gradual land acquisition and consolidation for higher-density redevelopment. Over a 10 to 15-year horizon, owners holding Eunos Technolink assets benefit from these structural upgrades to the precinct, typically resulting in 3% to 5% annual capital appreciation before rental yield is factored in.

Financing and Acquisition Considerations

Purchasing a commercial property at Eunos Technolink involves different financing parameters than residential acquisitions. Banks typically offer 65% to 75% loan-to-value (LTV) on business park assets, compared to 80% to 90% on residential property, reflecting the lower standardisation and more niche tenant pool of commercial real estate. Interest rates on commercial mortgages are generally 0.3% to 0.5% higher than residential rates, reflecting marginally elevated credit risk. Buyers should anticipate total acquisition costs (including legal fees, valuation, stamp duty, and building insurance) of 6% to 8% above the purchase price.

For Singaporean citizens purchasing a second residential property, Additional Buyer's Stamp Duty (ABSD) at 20% applies; however, commercial properties fall outside ABSD scope, making Eunos Technolink an attractive alternative for investors already holding residential portfolios. This tax efficiency, combined with the higher rental yields available in business park space, has increasingly attracted residential property investors seeking diversification into non-residential assets.

Suitability for Diverse Buyer Profiles

Eunos Technolink serves distinct buyer archetypes. Owner-operators in logistics, technology, or light manufacturing benefit from operational control, lease stability (no landlord arbitrage), and the potential to design fitouts precisely matching their workflow. High-net-worth individuals and family offices view the development as a core holding in a diversified real estate portfolio, valuing the steady rental income and commercial credit quality of established tenants. Property upgraders transitioning from smaller industrial spaces into a prestige business park find the Ubi location offers superior facilities and tenant network access compared to older, standalone warehouses. Institutional investors and REITs have historically accumulated Ubi-zone assets as core holdings due to the demographic liquidity and economic resilience of the precinct.

Conclusion

Eunos Technolink represents a matured, strategically positioned commercial asset within Singapore's established Ubi industrial and business park ecosystem. The development combines proximity to efficient transport infrastructure, proven tenant diversity, rental income stability, and capital appreciation potential—appealing to both operational and investment-oriented buyers. For investors and owner-operators seeking functional, cost-effective commercial space in a bustling, connected precinct, Eunos Technolink merits serious consideration as a core portfolio holding.

Frequently Asked Questions

What rental yield can an investor expect from purchasing a unit at Eunos Technolink?

Properties in the Ubi precinct, including Eunos Technolink, typically generate net rental yields between 4.5% and 6.5% annually, depending on unit configuration, tenant profile, and lease terms negotiated at acquisition. These yields compare favourably to residential properties in most Singapore zones and reflect the relative affordability of commercial space in secondary business precincts. Established tenancy arrangements at Eunos Technolink can provide immediate income upon purchase, reducing the vacancy risk and timeline to positive cash flow common in newly completed office buildings. Yields are robust because tenants—typically logistics operators, manufacturers, and technology firms—require permanent, functional workspace regardless of economic conditions, supporting occupancy stability across property cycles.

How does pricing per square foot at Eunos Technolink compare to recent transactions in the wider Ubi precinct?

Eunos Technolink is positioned in the mid-market segment of Ubi commercial real estate, with unit pricing reflecting the balance between premium, formalised business park facilities and the lower costs of standalone warehouses scattered across the precinct. Recent comparable transactions in the Ubi zone range from S$600 to S$900 per square foot depending on unit age, fitout condition, and tenant creditworthiness; Eunos Technolink units align within this range, offering competitive value relative to newer Grade-A office parks whilst maintaining higher specification and management standards than older industrial buildings. The development's strategic location adjacent to KPE and ECE expressway access supports pricing at the upper end of this spectrum compared to more peripheral Ubi sites. Buyers evaluating Eunos Technolink should benchmark against recent sales in adjacent business parks along Kaki Bukit Road and Ubi Avenue to validate fair-market pricing.

What are the Additional Buyer's Stamp Duty (ABSD) implications for second-property investors purchasing at Eunos Technolink?

A critical advantage of Eunos Technolink for investors already holding residential properties is that ABSD does not apply to commercial property acquisitions. Whilst Singaporean citizens purchasing a second residential property face an ABSD rate of 20%, commercial and business park properties fall entirely outside ABSD scope, making Eunos Technolink an exceptionally tax-efficient diversification vehicle for investors seeking to expand real estate portfolios without incurring additional stamp duty. This tax neutrality substantially improves effective returns on capital compared to residential second-property purchases and has increasingly motivated residential investors to accumulate industrial and business park assets. The absence of ABSD can reduce total acquisition costs by 15,000 to 25,000 Singapore dollars on a typical Eunos Technolink unit, meaningfully enhancing investment returns.

What lease tenure applies to units at Eunos Technolink, and how does this affect long-term capital value?

Eunos Technolink properties are offered on a 99-year leasehold tenure, a standard structure for commercial properties in Singapore. Unlike freehold alternatives (which carry premium pricing), 99-year leases provide excellent security for operational tenants and investors acquiring for medium-to-long-term holdings of 15 to 30 years. Lease decay risk becomes material only in the final 10 to 15 years of the tenure; at the current age profile of Eunos Technolink, capital value erosion from declining tenure remains negligible for investors with horizons under 20 years. For buyers holding beyond the 80-year mark, lease renewal or enfranchisement mechanisms may become relevant; however, the Singapore Government has historically supported land-use intensification and lease extension in strategically important commercial precincts such as Ubi, reducing the practical risk of lease termination without renewal options. Current buyers should view the 99-year structure as sufficient for robust, long-term capital appreciation.

How does proximity to Ubi MRT Station (DT27) influence demand and capital appreciation for Eunos Technolink?

Located approximately 12 minutes' walk from Ubi MRT Station, Eunos Technolink benefits substantially from the Downtown Line's comprehensive connectivity across eastern and central Singapore. MRT proximity directly enhances tenant recruitment—employees can reach the development conveniently via public transport, reducing dependence on private parking and supporting corporate relocation strategies centred on workforce accessibility and ESG objectives. This accessibility advantage translates to faster tenant lease-up, reduced vacancy, and more resilient rental rates during economic cycles when transport-dependent businesses prioritise well-connected premises. Capital appreciation in the Ubi precinct has historically outpaced more peripheral industrial zones, partly driven by improved transport infrastructure; ongoing Downtown Line enhancements and potential bus rapid transit investments in the precinct are expected to sustain above-market growth in property values across Eunos Technolink. Buyers prioritising long-term capital appreciation should recognise MRT proximity as a primary value driver.

Which buyer profiles are best suited to Eunos Technolink, and why?

Eunos Technolink serves four primary buyer archetypes. Owner-operators in logistics, technology, light manufacturing, or professional services benefit from operational control, lease stability, and the ability to customise fitouts matching their workflow—avoiding landlord arbitrage risk and gaining direct benefit from property appreciation. High-net-worth individuals and family offices view Eunos Technolink as a core non-residential holding in diversified real estate portfolios, valuing steady rental income, commercial tenant creditworthiness, and the tax efficiency of commercial property (ABSD-free for second-property investors). Property upgraders transitioning from older, standalone warehouses find Eunos Technolink offers superior facilities, tenant networks, and professional management at lower cost than premium Grade-A office parks. Institutional investors and property funds have historically accumulated Ubi-zone assets due to demographic liquidity, economic resilience, and stable capital returns. Eunos Technolink's balanced specification, pricing, and location make it accessible to all four profiles.

What are the TDSR and financing headroom considerations for typical Eunos Technolink purchases?

Commercial property financing differs materially from residential mortgages. Banks typically offer loan-to-value ratios of 65% to 75% on business park assets (versus 80% to 90% on residential), reflecting the lower standardisation and niche tenant pool of commercial real estate. For a purchase price around S$1.8 million, this translates to available financing of approximately S$1.17 to S$1.35 million, requiring buyer equity of S$450,000 to S$630,000. Total Debt Service Ratio (TDSR) requirements for commercial mortgages are typically 60% of gross monthly income, similar to residential TDSR, but monthly debt service on commercial mortgages is generally higher owing to shorter loan tenures (15 to 20 years versus 25 to 30 years for residential). Interest rates on commercial mortgages are 0.3% to 0.5% higher than residential rates. Buyers should anticipate total acquisition costs of 6% to 8% above the purchase price, including legal fees, valuation, stamp duty (typically 4% on commercial transactions), and building insurance—materially higher than residential acquisition costs.

How does Eunos Technolink compare to competing business park developments in the Ubi precinct?

Eunos Technolink competes within a crowded Ubi marketplace, where alternatives include Ubi TechPark, Loyang Industrial Park extensions, and numerous owner-built warehouses along Kaki Bukit Road and Ubi Avenue. Compared to these alternatives, Eunos Technolink occupies a compelling middle ground: it offers formalised management, common facilities, and professional administration standards exceeding standalone warehouses, whilst maintaining significantly lower costs and greater operational flexibility than purpose-built Grade-A office parks located in the CBD or Marina Bay. Pricing for Eunos Technolink units aligns with mid-market Ubi transactions, typically S$650 to S$850 per square foot, competitive with similar-vintage business parks but materially below premium office precincts. The development's proximity to expressway access (KPE and ECE) and established tenant networks provides operational and investment advantages over more peripheral Ubi sites. Investors should view Eunos Technolink as offering superior value-for-money compared to newer, premium-priced alternatives, whilst maintaining higher standards than budget industrial properties.

Which floor levels or unit stacks within Eunos Technolink offer the best value proposition?

Value optimisation at Eunos Technolink depends on buyer intent and tenant profile. Lower-ground and ground-floor units command premium rents if they feature direct loading bay access and visibility to frontage traffic, supporting logistics, retail, or distribution tenants; however, acquisition costs for ground units are often 5% to 10% higher than upper floors, potentially offsetting rental premiums for pure-investment buyers. Mid-level floors (typically 2nd to 4th) offer balanced value: good natural ventilation and light quality for office tenants, moderate acquisition pricing, and sufficient elevation to support professional perception without premium cost. Upper floors attract technology, design, and professional services tenants willing to pay slightly elevated rents for views and aesthetic workspace, though in industrial zones such premiums are modest compared to CBD office markets. For investor buyers prioritising yield over tenant profile, mid-level units often represent optimal capital efficiency—acquisition costs are minimised whilst rental rates remain competitive with premium floors. Owner-operators should prioritise floor location matching operational requirements (ground access for logistics, upper floors for administrative functions), viewing tenant utility rather than speculative floor-level premiums.

What future supply pipeline and development potential exists in the Ubi district that could affect Eunos Technolink's value?

The Ubi precinct is entering a period of intensification following government masterplanning to support vertical stacking of industrial and office uses, higher-density mixed-use development, and improved transport infrastructure. Several Ubi sites have been earmarked for redevelopment into multi-storey industrial buildings, potentially adding 10% to 15% new commercial supply over the next 7 to 10 years. However, this supply expansion is not uniformly distributed; older, lower-density warehouses in less accessible locations face greater competition from newer alternatives, whilst strategically positioned properties like Eunos Technolink—close to MRT and expressway access—typically benefit from supply constraints and tenant migration towards convenience and connectivity. Government initiatives supporting economic zones and the continued growth of e-commerce logistics, technology development, and manufacturing relocation from developed economies are expected to sustain tenant demand in excess of new supply additions. Long-term capital appreciation for Eunos Technolink depends partly on whether the development undergoes en bloc sale and redevelopment into higher-density use; such events are speculative but, historically, have resulted in substantial price premiums for original site holders. Buyers with 10+ year horizons should view future supply expansion as a distant risk, with near-term fundamentals remaining robust.

Eunos Technolink Office/Warehouse With Tenancy — From S$1.8M