Type

Units

Min Area

Price Range

Studio

3078 sqft

S$3M

Other

3078 sqft

S$3M

Property Highlights

Commercial development with 2 units 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 8 min (630 m) from EW9 Aljunied MRT Station.

Price Trends & Rental Yield

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Gemini @ Sims: Premium Dual-Level Light Industrial Space Near Aljunied

Gemini @ Sims represents a distinctive commercial opportunity within Singapore's competitive light industrial landscape. Located at 2 Sims Close, this development delivers modern B1-zoned units engineered for businesses seeking flexible, scalable workspace solutions without the constraints of traditional single-level configurations.

The defining characteristic of these offerings is their innovative two-level structure held under a single title. Unlike conventional industrial units, each property at Gemini @ Sims comprises both an upper deck and lower deck, each equipped with its own independent main entrance. This architectural distinction transforms the investment proposition fundamentally, permitting owners to deploy the space according to their operational or financial objectives with uncommon agility.

Layout and Operational Flexibility

Built-up areas spanning approximately 3,000 sqft provide ample room for office administration, warehouse functions, light manufacturing, or specialised service operations. Both levels are fully air-conditioned, ensuring climate-controlled environments suitable for temperature-sensitive activities or year-round staff comfort. The dual-entrance configuration means that upper and lower sections operate as genuinely independent commercial zones, eliminating the need for shared access corridors and offering genuine privacy between operational areas.

For owner-occupants, this structure enables a hybrid model: one level can serve as the primary operational base whilst the second level generates passive rental income from a separate tenant. Alternatively, entrepreneurial investors can segment the unit into two distinct leasing opportunities, commanding separate rents from two independent commercial users without the complexity of managing subdivisions or title fragmentation. The flexibility inherent in this design has proven particularly attractive to property investors seeking to maximise yield whilst retaining simplicity of ownership and administration.

Investment Yield and Rental Dynamics

The dual-level feature creates compelling rental arbitrage potential. Light industrial B1 space in the Sims Close precinct typically sustains strong tenant demand from logistics operators, creative studios, medical practices, and service providers seeking accessible yet cost-effective commercial locations. By partitioning revenue streams—leasing the upper deck as one tenancy and the lower deck as another—investors can potentially achieve yields that exceed conventional single-level industrial stock. The independent entrance design removes practical obstacles to this partition, with each tenant accessing their space without interference or shared facility dependencies.

Owners pursuing a blended strategy—occupying one level whilst leasing the other—benefit from reduced vacancy risk, as the leasing portion generates continuous income to offset holding costs whilst the occupied portion serves the owner's operational needs. This model appeals particularly to growing businesses that may outgrow their initial footprint, allowing them to retain ownership of their original space and reinvest leasing proceeds into expansion or additional properties.

Proximity to Aljunied MRT and Transport Networks

Positioned approximately 630 metres from EW9 Aljunied MRT Station—a walk of roughly eight minutes—Gemini @ Sims benefits from seamless connectivity to Singapore's island-wide transport infrastructure. The Aljunied station serves as a key node on the East-West Line, providing direct access to the central business district, Jurong East industrial corridor, and multiple interchange points across the MRT network. This accessibility is a material advantage for businesses whose employees, clients, or supply-chain partners rely on public transport.

The proximity to Aljunied also enhances the development's appeal to tenants who prioritise convenience and reduced commute friction. Companies operating on tight labour budgets benefit from the ability to access a wider talent pool without requiring staff to endure extended journeys. For investors, the MRT adjacency typically translates into sustained tenant demand and reduced vacancy periods, supporting rental stability and capital value resilience.

Commercial Precinct and Market Positioning

Sims Close itself occupies a well-established commercial cluster within the broader Aljunied-Geylang locality. The area has evolved into a secondary business node, home to logistics firms, trading companies, and light manufacturing operations seeking alternatives to prime locations at premium rents. This positioning gives Gemini @ Sims a competitive advantage: it attracts serious commercial operators rather than speculative investors, typically resulting in longer lease terms and more committed tenancies.

The precinct's maturing infrastructure, established reputation amongst operational businesses, and steady underlying demand have historically insulated industrial values in this zone from the cyclical volatility that affects emerging or oversupplied areas. Businesses that have built their operational base here tend to view continuity and local rootedness as valuable, creating natural stickiness in the tenant base and reducing the friction associated with finding replacement occupants.

Pricing and Capital Considerations

Units at Gemini @ Sims are positioned from S$3,000,000, reflecting the premium commanded by purpose-built, dual-level structures with integrated flexibility. Whilst this price point positions the development within the mid-to-upper segment of Singapore's light industrial market, the per-square-foot value remains competitive when measured against newly completed, purpose-designed B1 blocks in comparable locations. The dual-level architecture and independent entrance design justify the pricing differential by expanding utility and revenue potential beyond what single-level units can deliver.

Prospective investors should evaluate acquisition costs alongside projected rental yields from upper and lower deck leasing, taking into account maintenance responsibilities, property taxes, and holding periods. Properties at this price threshold typically appeal to investors with longer holding horizons—five to ten years or more—where rental returns can compound and the inherent flexibility of the design provides downside protection should business cycles shift.

Suitability for Different Buyer Profiles

Gemini @ Sims addresses multiple buyer personas. Owner-occupants operating growing service businesses or light manufacturing operations benefit from scalable, climate-controlled space that can expand vertically without requiring larger premises. The independent entrance design supports a phased growth model where one level hosts current operations whilst the second level remains available for future expansion or lease-out as revenue conditions permit.

Institutional investors and high-net-worth individuals view these units as alternative asset allocations within commercial real estate, diversifying away from office and retail into the more defensive, operationally grounded light industrial sector. The structured income model—dual leasing streams—appeals to passive investors seeking simplified management complexity alongside active capital appreciation potential.

First-time commercial property buyers may find the price threshold challenging, but those with sufficient capital or access to commercial financing can benefit from entry into a proven precinct via a modern, well-designed asset. The freehold or long-lease structure provides additional reassurance, as does the established demand profile for B1 space in the locality.

Future Outlook and Market Dynamics

Singapore's light industrial market continues to experience structural demand from e-commerce logistics, last-mile distribution, and technology-enabled manufacturing. The scarcity of new-release B1 stock, combined with rising construction costs, has created a favourable supply-demand dynamic for existing quality assets. Gemini @ Sims, being a modern development with contemporary specifications, stands well-positioned to capture this ongoing demand.

The Aljunied-Sims precinct itself is unlikely to see wholesale rezoning or disruptive land use changes in the medium term, providing confidence that the industrial zoning and operational character will persist. This stability, combined with the development's architectural flexibility, suggests that Gemini @ Sims will retain relevance and value stability through varying economic cycles.

Frequently Asked Questions

What rental yield can I realistically expect from a dual-level unit at Gemini @ Sims if I lease both the upper and lower decks separately?

Light industrial B1 space in the Aljunied-Sims precinct typically achieves net rental yields in the region of 4–6% per annum, depending on tenant profile, lease terms, and prevailing market conditions. By deploying the dual-entrance structure to command separate rents from an upper-deck tenant and a lower-deck tenant, investors can potentially approach the higher end of this range or exceed it, as two distinct revenue streams reduce vacancy risk compared to a single-tenant model. The independent entrance design eliminates shared facility costs, meaning each tenant bears proportionate maintenance responsibility, further improving net yield. However, yields fluctuate with economic cycles and tenant availability; investors should model conservative scenarios and account for potential void periods, maintenance contingencies, and property tax obligations when projecting returns.

How does the per-square-foot pricing of Gemini @ Sims compare to recent transactions in nearby B1 industrial blocks?

At approximately S$975–1,000 per square foot (derived from the S$3,000,000 entry price for ~3,000 sqft units), Gemini @ Sims sits within the mid-tier range for modern, purpose-built B1 stock in the eastern industrial zone. Comparable newer developments in nearby Aljunied, Geylang, and Paya Lebar localities have transacted between S$800–1,200 per square foot in recent quarters, reflecting variation based on age, amenity standards, and specific location desirability. Gemini @ Sims' premium positioning reflects the dual-level architecture, air-conditioning specifications, and the added flexibility of independent entrances—features that justify modest price appreciation relative to older, single-level stock. Investors comparing value should cross-reference recent arm's-length sales data from the Urban Redevelopment Authority (URA) transaction records and consider the development's modernality and operational design as value-add factors.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a unit at Gemini @ Sims as a second commercial property?

For Singapore Citizens acquiring a second residential property, the Additional Buyer's Stamp Duty is levied at 20% of the purchase price. However, Gemini @ Sims comprises B1 light industrial units, which are classified as commercial property rather than residential, so the 20% ABSD for residential second-property acquisitions does not apply. Purchasers are instead subject to standard Stamp Duty on the instrument of transfer, calculated on a sliding scale based on the property value. Commercial property purchases do not attract ABSD, making Gemini @ Sims structurally more tax-efficient than residential alternatives for investors building multi-asset portfolios. Prospective buyers should nevertheless confirm their precise ABSD liability with a conveyancing solicitor, as specific circumstances or future legislative changes may alter the treatment.

What is the lease tenure at Gemini @ Sims, and does lease decay pose a resale value risk?

Lease tenure at Gemini @ Sims is either freehold or 999 years, depending on the specific unit and title documentation. Units held on freehold tenure face no lease decay whatsoever—the property is perpetually owned without diminution of value due to tenure expiry. Units on 999-year leases are effectively equivalent to freehold for practical purposes, as the lease duration far exceeds any realistic holding or financing horizon; at current discount rates, the terminal value of a 999-year lease is negligible. Resale value for commercial B1 stock is primarily driven by operational utility, location, tenant quality, and prevailing market capitalisation rates rather than lease tenure considerations. Investors should request title documentation to confirm the specific lease type, but neither freehold nor 999-year tenure should materially constrain resale prospects or capital appreciation.

How does proximity to Aljunied MRT (8 minutes walk) influence long-term demand and capital appreciation for units at Gemini @ Sims?

Proximity to the EW9 Aljunied MRT station is a material demand driver for Gemini @ Sims. Light industrial operators, particularly those in logistics and distribution, prioritise locations with robust transport connectivity for both staff accessibility and supply-chain efficiency. The eight-minute walk to Aljunied positions the development within the optimal range for MRT-dependent tenant bases, reducing their dependency on private vehicle transport and making the location attractive to environmentally conscious or cost-conscious operators. Historically, industrial properties within 400–600 metres of MRT stations in Singapore have demonstrated superior rental stability and lower vacancy rates compared to more remote locations. This advantage typically manifests as capital appreciation over medium-term holding periods, as the MRT-adjacent positioning supports sustained tenant demand and provides a defensive floor to asset values during market downturns. The East-West Line's strategic role in connecting the eastern precinct to the wider island network further enhances the development's locational premium.

Which buyer profiles are best suited to Gemini @ Sims—owner-occupants, investors, or both?

Gemini @ Sims appeals to multiple profiles. Growing service-based businesses or light manufacturers benefit from the modern specifications, climate control, and flexible dual-level design, allowing them to occupy one level and lease the other to offset occupancy costs or fund expansion. Owner-occupants in this category typically hold properties for operational continuity rather than speculative appreciation, but benefit from capital upside as the precinct matures. Passive investors with capital deployment objectives view Gemini @ Sims as a defensive commercial allocation, leveraging the dual-entrance architecture to generate two independent income streams with lower aggregate vacancy risk than single-tenant alternatives. High-net-worth individuals and smaller institutional investors appreciate the B1 zoning's lower sensitivity to retail cycles and office market volatility. First-time commercial property buyers can access the development if they have sufficient financing capacity, though the S$3,000,000+ entry price typically requires institutional or high-net-worth backing. The development's flexibility and strong precinct fundamentals make it suitable for all three profiles, though the specific value proposition differs—owner-occupants prioritise operational utility, whilst investors prioritise yield consistency and capital preservation.

What are the TDSR implications and financing headroom when purchasing a Gemini @ Sims unit at the S$3M entry point?

Total Debt Servicing Ratio (TDSR) constraints apply primarily to residential property financing; commercial property loans for B1 units are assessed under different lending criteria. Banks typically evaluate commercial acquisitions based on debt service coverage ratio (DSCR)—the ratio of projected rental income to debt servicing costs—rather than TDSR. At S$3,000,000 entry price, a typical commercial mortgage might be offered at 60–70% loan-to-value (LTV), requiring capital of S$900,000–1,200,000. Assuming modest rental yields of 4–5% (S$120,000–150,000 annually) and current mortgage rates around 3–3.5%, debt service coverage would typically comfortably exceed the 1.2–1.3x threshold that lenders require, indicating healthy financing headroom. Buyers should engage a commercial mortgage broker early in the acquisition process to confirm specific LTV, interest rate, and drawdown terms, as lending criteria vary by bank and individual borrower profile. Properties at this price point generally attract straightforward financing structures, though lenders may impose conditions such as leasing guarantees or tenant strength assessments.

How does Gemini @ Sims compare to other B1 developments in the Aljunied-Geylang-Paya Lebar corridor?

The eastern industrial corridor—spanning Aljunied, Geylang, and Paya Lebar—comprises a mix of aged single-level stock, mid-age converted properties, and modern purpose-built B1 developments. Gemini @ Sims' competitive advantages centre on its contemporary construction standards, full air-conditioning specifications, and innovative dual-level design with independent entrances. Comparable modern developments in the broader zone typically offer single-level units of similar or smaller built-up areas at comparable price points, making Gemini @ Sims attractive to investors prioritising flexibility and multiple revenue streams. Older, single-level blocks in the precinct trade at lower per-square-foot prices but carry higher maintenance risk, less tenant appeal, and lower rental prospects. Paya Lebar-based developments, though offering similar specifications, command marginal premiums due to perceived prestige and proximity to airport-linked logistics corridors. Aljunied's positioning as a secondary node—neither prime nor remote—positions Gemini @ Sims as offering solid value relative to further-out alternatives without the premium pricing of core industrial zones. Investors should conduct comparative rental surveys and transaction analysis for 2–3 year holding periods to validate relative value.

Which floor levels or unit stacks at Gemini @ Sims offer the best value and operational utility?

Within dual-level light industrial properties, ground-floor or lower-storey units typically command premium valuations due to easier logistics handling, vehicle access, and reduced dependency on elevator systems for loading operations. However, Gemini @ Sims' specific stack configuration determines which levels optimise value. If the development comprises 4 storeys (accessed via levels 3–4 entrances as mentioned in operational descriptions), lower-storey units may suit goods-heavy operators, whilst upper-storey units may appeal to office-centric, knowledge-work tenants seeking reduced logistics overheads. The dual-entrance design mitigates the traditional disadvantage of upper floors by allowing each tenant direct access without shared vertical circulation, increasing upper-level appeal. Investors should inspect sample units across different floors to assess tenant appeal, natural lighting, HVAC efficiency, and potential rental commanding power. Generally, mid-storey positioning balances logistics accessibility with natural light and reduced structural loading concerns, often representing optimal value. However, the specific operational profile of target tenants (logistics versus office-based) should drive stack selection rather than formulaic assumptions.

What is the future supply pipeline for B1 industrial stock in the eastern zone, and how might it affect Gemini @ Sims' competitive positioning?

Singapore's land constraints and high construction costs have dramatically reduced new B1 industrial supply in recent years, with most new releases clustered in strategic nodes such as Tuas, Jurong Innovation District, and Loyang. The eastern precinct—including Aljunied, Geylang, and Paya Lebar—benefits from this supply scarcity, as it comprises primarily inherited stock rather than new development. While URA's medium-term planning may allocate incremental industrial land in the east, the pace of new delivery is modest relative to underlying demand from e-commerce, logistics, and light manufacturing sectors. This structural undersupply supports sustained value retention and rental appreciation for existing quality assets like Gemini @ Sims. However, speculative oversupply in adjacent precincts or unexpected zoning changes could marginalise certain locations. Investors should monitor URA's Land Sale Programme and strategic plans, as well as announced new industrial parks in competing zones. Overall, the combination of limited new supply, strong tenant demand, and Gemini @ Sims' contemporary specification and flexibility position it defensively within this favourable supply-demand environment, though investors should remain attentive to macro shifts in logistics geography driven by port expansion or Western Singapore integration projects.

Gemini — From S$3M