Type

Units

Min Area

Price Range

Studio

2336 sqft

S$1.8M – S$2.2M

Other

2174 sqft

S$1.8M – S$2.3M

Property Highlights

Commercial development with 8 units currently available.
Prices currently range from S$1.8M to S$2.3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$362K on this acquisition.
Freehold.
Located 13 min (1.06 km) from CC12 Bartley MRT Station.

Price Trends & Rental Yield

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Inspace: Rare Freehold B1 Industrial Space in Bartley

Inspace represents a distinctive opportunity within Singapore's competitive industrial real estate market. Situated at 24 New Industrial Road, this freehold B1 light industrial development offers strata-titled units that combine operational functionality with genuine capital preservation potential. The project's emphasis on premium industrial space makes it particularly appealing to owner-occupiers and investors seeking long-term value in a sector where freehold tenure remains exceptionally scarce.

The development's location in the Bartley precinct places it within 13 minutes' walk of Bartley MRT Station (CC12), affording tenants and operators efficient connectivity to Singapore's central business districts. Beyond rail access, the site benefits from immediate proximity to major expressway networks—the Pan-Island Expressway (PIE), Central Expressway (CTE), and Kallang-Paya Lebar Expressway (KPE)—ensuring seamless logistics and distribution connectivity. This strategic positioning makes Inspace particularly attractive for businesses requiring reliable access to multiple transport corridors without the congestion challenges of more central locations.

Functional Design and Operational Excellence

Individual units within Inspace are purpose-built with operational efficiency at their core. Each space incorporates an approved mezzanine structure, which intelligently expands usable floor area without compromising the open-plan layout required by modern light industrial operators. Typical units span approximately 2,336 sqft, providing ample room for assembly, light manufacturing, warehousing, or specialised service operations.

Access and workflow considerations have been integrated throughout the design. Direct vehicle ingress allows operators to park and load with minimal friction, whilst the wide roller shutter entrance facilitates the movement of machinery, pallets, and bulky goods typical of industrial business operations. Large windows positioned throughout the units ensure natural light penetration and cross-ventilation, reducing reliance on artificial lighting during daytime hours and supporting a healthier working environment. Attached bathrooms and facilities are included within each unit, eliminating the need for shared sanitary arrangements. The 24/7 access provision ensures businesses can operate according to their own scheduling requirements, whether that involves night shifts, weekend production runs, or emergency operational adjustments.

Strategic Positioning Within Emerging Growth Zones

The broader Paya Lebar and surrounding precinct is undergoing significant transformation. The Paya Lebar Air Base redevelopment and the Bidadari new housing estate expansion represent substantial catalysts for local economic activity and commercial demand. Businesses locating within Inspace position themselves to service these emerging growth areas, whether through manufacturing supply, logistics support, or specialised trade services. Proximity to established commercial nodes including NEX Mall, Heartland Mall, Paya Lebar Square, and Singpost Centre further reinforces the area's commercial vibrancy and tenant attractiveness.

Amenities and Lifestyle Integration

Inspace distinguishes itself within the industrial sector by incorporating rooftop wellness and lifestyle facilities more commonly associated with residential or premium office developments. A 25-metre lap pool provides fitness and recreational opportunity for tenants and their employees, whilst dedicated changing rooms and shower facilities support active wellness routines. A Chill Out Pavilion and outdoor fitness corner encourage informal social interaction and team building among the tenant community. The Grill and Dine Canopy offers casual dining and entertaining space, suitable for client meetings or employee social functions. A Wellness Pavilion and Recharge Pod complete the amenities offering, creating an industrial property that genuinely supports both operational excellence and occupant wellbeing.

Investment and Owner-Occupier Appeal

For owner-occupiers, Inspace's freehold status eliminates lease decay concerns and provides indefinite occupational security. The flexibility of the B1 zoning accommodates a broad spectrum of business types—from light assembly and electronics manufacturing to printing, food preparation, and professional services requiring larger floor plates. The mezzanine structure can be adapted as business requirements evolve, providing long-term operational flexibility without costly relocation.

For investors, the scarcity of freehold B1 strata-titled industrial space in Singapore positions Inspace as a defensible long-term asset. Unlike leasehold industrial properties, which face inevitable lease decay and associated valuation pressure, freehold units maintain and typically appreciate over extended holding periods. The combination of accessible transport links, growing surrounding commercial activity, and genuine amenity offerings supports rental resilience and tenant retention—critical factors for investment yield sustainability.

Market Context and Competitive Positioning

Freehold industrial strata space in Singapore remains genuinely rare, with most industrial developments organised either as leasehold strata or single-owner properties. Inspace's freehold model, combined with rooftop amenities and strategic location, differentiates it meaningfully from competing developments. The Bartley location offers superior accessibility compared to more remote industrial zones whilst remaining more affordable than prime central locations such as Kranji or Tuas. Proximity to two MRT stations—Bartley (CC12) and Tia Seng—provides additional commuter flexibility for management and skilled staff, supporting tenant recruitment and retention.

The development's positioning near expressway networks without immediate expressway noise or visual impact represents an optimal balance—logistics connectivity without operational interference. This positions Inspace competitively within the market for tenants seeking operational accessibility combined with a more refined working environment than traditional warehouse-centric industrial estates.

Future Outlook and Value Preservation

Singapore's industrial sector continues to experience structural tailwinds driven by e-commerce growth, supply chain regionalisation, and manufacturing innovation. The shift towards nearshoring and supply chain diversification has increased demand for flexible, well-located industrial space across Asia-Pacific. Inspace's location within an emerging growth zone, combined with superior accessibility and freehold tenure, positions it advantageously to capture this longer-term demand expansion. For investors with patient capital and owner-occupiers seeking genuine operational security, Inspace offers genuine capital preservation potential combined with meaningful operational utility.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a B1 unit at Inspace?

Estimated rental yields for freehold B1 industrial strata space in the Bartley precinct typically range between 3% and 5% gross annually, depending on specific unit configuration, tenant profile, and lease terms negotiated. The scarcity of freehold industrial strata in Singapore supports rental resilience, as most competing product is leasehold and faces lease decay concerns that suppress long-term occupier confidence. Units at Inspace, featuring approved mezzanines and rooftop amenities, command rental premiums relative to basic industrial warehousing, as tenants recognise the operational flexibility and lifestyle integration the development offers. Investors should model yields conservatively at 3–4%, accounting for potential vacancy periods and maintenance of the shared rooftop facilities, which support tenant retention and justify premium rental positioning.

How does Inspace's price per square foot compare to recent B1 transactions in this district?

B1 industrial strata pricing in the Bartley and Paya Lebar precinct has historically ranged between S$800 and S$1,100 per square foot for leasehold product, with freehold transactions significantly scarcer and typically commanding 15–25% premiums due to indefinite tenure security. Inspace units, offered from approximately S$940 per square foot, represent competitive positioning within this market range, particularly when adjusted for freehold status, approved mezzanine infrastructure, and amenity inclusion that most competing properties lack. Recent leasehold transactions in adjacent precincts have transacted in the S$750–S$950 psf range, but these face lease decay risk that materially impacts long-term valuation trajectories. The freehold premium justifies Inspace's positioning, and the operational functionality embedded within each unit—mezzanine, vehicle access, roller shutters—adds genuine value beyond land tenure alone.

What Additional Buyer's Stamp Duty implications apply if a Singapore Citizen purchases a second residential property at Inspace?

B1 light industrial strata units are classified as commercial property under Singapore's Additional Buyer's Stamp Duty (ABSD) regime, not residential property. Therefore, ABSD at 20% does not apply to B1 purchases, regardless of whether the unit represents a buyer's first or second property acquisition. Only residential properties—HDB flats, condominiums, and landed homes—trigger ABSD for Singapore Citizens acquiring a second property. A Singapore Citizen purchasing a B1 unit at Inspace for owner-occupation or investment incurs standard Buyer's Stamp Duty only, calculated on a scale that tops out at 4.5% of the purchase price. This represents a significant tax advantage compared to residential property acquisition and supports investment return profiles for owner-occupiers and financial investors alike.

Does lease decay risk affect resale values and long-term capital appreciation at Inspace?

Inspace units are structured as freehold strata title, eliminating lease decay entirely. Unlike leasehold industrial properties—which face diminishing remaining tenure as decades pass and occupier financing becomes increasingly restricted—freehold units retain constant valuation characteristics indefinitely. This structural advantage supports sustained capital appreciation potential, as the property never diminishes in tenure security and remains financeable at consistent LTV ratios across time horizons. Investors and owner-occupiers at Inspace benefit from this permanence: a unit purchased today holds identical tenure security in 30 years, 60 years, or beyond, contrasting sharply with leasehold product where a 99-year lease deteriorates to 69 years or 39 years, triggering valuation compression and occupier financing constraints. For long-term holding strategies and intergenerational wealth preservation, freehold tenure at Inspace provides genuine competitive advantage relative to leasehold alternatives that dominate the broader industrial market.

How does proximity to Bartley MRT Station affect demand and long-term capital appreciation?

Bartley MRT Station (CC12) positions Inspace within a 13-minute walk, placing it squarely within the 1-kilometre convenience radius that materially influences industrial property valuations. Proximity to MRT connectivity supports employee commuting without private vehicle dependency, attracting operators seeking to reduce parking burdens and appeal to talent pools prioritising public transport accessibility. Historically, industrial properties within 1 kilometre of MRT stations command 10–15% valuation premiums relative to equivalent space in less accessible precincts, reflecting both operational convenience and broader economic vitality of transit-oriented zones. The Bartley station serves the Circle Line (CC) network, linking directly to central business districts and major transport interchanges, further enhancing the precinct's appeal for businesses requiring multi-modal connectivity. Long-term capital appreciation at Inspace is supported by this transport accessibility advantage, as labour market tightening and sustainability imperatives increasingly favour industrial locations accessible by public transport.

Which buyer profiles—HNW investors, upgraders, first-timers, owner-occupiers—is Inspace most suitable for?

Inspace serves multiple buyer profiles effectively. Owner-occupiers benefit most directly, as freehold tenure provides absolute occupational security, the mezzanine and access features optimise operational workflows, and the 24/7 access supports business continuity uncompromised by landlord restrictions. Small and medium enterprise operators in manufacturing, logistics, and specialised services find the flexible B1 zoning and amenities particularly appealing. Financial investors, particularly those with 10+ year holding horizons, favour Inspace's freehold structure and rental resilience in a market where most competing industrial product faces lease decay headwinds. High-net-worth individuals seeking portfolio diversification into real assets value freehold industrial strata as inflation hedges with genuine operational utility and capital preservation characteristics. First-time commercial property buyers may find Inspace less suitable unless they operate qualifying businesses, as financing and management complexity of industrial strata exceeds typical residential entry points. Upgraders within the industrial sector—businesses outgrowing smaller premises—represent a key demand driver, as Inspace's flexibility and amenities support operational scaling without relocation trauma.

What Total Debt Service Ratio (TDSR) and financing headroom apply at typical Inspace price points?

For a unit priced approximately S$2.2 million, standard commercial property financing at 70–75% LTV permits borrowing of S$1.54–1.65 million, requiring cash equity of S$550,000–S$660,000. Monthly loan servicing at current mortgage rates (approximately 3.5–3.8%) spans S$7,000–S$8,000 per month, equating to annual debt service of approximately S$84,000–S$96,000. TDSR constraints for commercial property buyers typically allow debt service of up to 30% of gross annual income, implying annual income requirements of S$280,000–S$320,000 to service the debt comfortably. Owner-occupiers operating profitable businesses within the units can often offset mortgage costs through rental income or operational expense reductions, improving TDSR headroom materially. For financial investors purchasing expressly for rental income, conservative modelling of 3–4% gross yields at Inspace (approximately S$66,000–S$88,000 annually) requires careful structuring; many investors pair primary business income with property debt service to remain comfortably within TDSR limits. Banking partners increasingly favour industrial strata in established precincts with transport connectivity, so Inspace borrowers typically access competitive terms relative to more speculative industrial locations.

How does Inspace compare competitively to nearby B1 industrial developments?

Competing B1 industrial developments in the Paya Lebar, Bartley, and Tanjong Katong precincts typically offer leasehold strata with remaining tenures of 50–65 years, placing them substantially at tenure disadvantage relative to Inspace's freehold model. Properties such as established industrial parks in Potong Pasir or Tai Thong Crescent lack the rooftop amenities integration that characterises Inspace, positioning occupiers in more utilitarian environments without recreational or wellness facilities. Inspace's freehold tenure, combined with mezzanine flexibility, rooftop pool and fitness amenities, and strategic positioning near multiple MRT stations, creates a differentiated value proposition within the immediate market. Price-per-square-foot positioning at Inspace aligns competitively with nearby leasehold product whilst offering indefinite tenure security, resulting in genuine long-term value advantage. Competing developments near Serangoon Gardens or Joo Chiat may offer lower per-sqft entry points but sacrifice MRT accessibility and amenity sophistication. For discerning buyer-occupiers and investors prioritising long-term capital stability, Inspace's competitive positioning remains defensible despite potentially higher entry pricing than basic leasehold warehousing alternatives.

Which unit stacks, floor levels, or configurations offer optimal value within Inspace?

Within Inspace's structure, ground-floor and first-floor units typically command premiums due to direct vehicle access convenience and loading efficiency—critical factors for logistics, manufacturing, and goods handling operations. Units positioned with optimal natural light through multiple large windows attract occupiers willing to pay modest premiums, as reduced daytime artificial lighting supports both operational cost reduction and worker productivity. Mezzanine units with north or east-facing exposure benefit from consistent natural light without excessive solar heat gain, supporting thermal comfort and energy efficiency throughout operational hours. Mid-stack units (floors 2–4) may offer slight value advantages for businesses prioritising lower-profile operations or seeking to reduce site visibility, though most industrial operators prioritise ground-level accessibility. The specific mezzanine configuration—whether spanning the full unit footprint or partial area—should align with the prospective tenant's spatial workflow; flexible buyers willing to adapt operations often discover value in non-standard configurations that others overlook. Overall, ground-floor and first-floor units with east or north orientation represent optimal value capture for owner-occupiers and investors targeting easy marketing and broad tenant appeal across multiple business types.

What future supply pipeline exists in the Bartley and Paya Lebar district, and how might this affect Inspace valuations?

The Paya Lebar and Bidadari precincts are experiencing substantial medium-term supply expansion, with the Bidadari new housing estate development and Paya Lebar Air Base redevelopment likely to intensify local commercial activity and create demand for supporting industrial and logistics space over the next 5–10 years. However, most new supply in these growth zones will likely skew towards food processing, e-commerce logistics, and last-mile distribution facilities—categories not directly competing with Inspace's freehold strata model. Leasehold industrial strata remain the dominant new supply format, as developers prioritise flexibility and land tenure optimisation over freehold structures. This supply pipeline context supports Inspace's valuation trajectory positively: growing local commercial activity expands tenant demand, whilst the scarcity of new freehold B1 strata ensures Inspace remains defensibly positioned as leasehold competition intensifies. Investors should model Inspace appreciation potential around growing occupier demand stimulus from Bidadari and Air Base developments, combined with structural lease decay headwinds affecting competing leasehold product. Over 10-year horizons, this dynamic likely favours Inspace's freehold positioning as a supply-constrained asset within a demand-expanding precinct.

Inspace — From S$1.8M