Type

Units

Min Area

Price Range

Other

980 sqft

S$1.2M – S$2.4M

Type

Units

Min Area

Price Range

Other

2175 sqft

S$5,980/mo

Property Highlights

Commercial development with 3 units currently available.
Prices currently range from S$5,980 to S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,196 on this acquisition.
67% of current units are for sale, from S$1.2M; 33% are for rent, from S$5,980/mo.
Located 17 min (1.4 km) from EW17 Tiong Bahru MRT Station.

Price Trends & Rental Yield

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Henderson Building: Flexible Light Industrial Space on Henderson Road

Henderson Building at 221 Henderson Road stands as a well-established commercial hub offering versatile B1-classified light industrial units designed to serve modern business needs. The development accommodates occupiers across a broad spectrum of industries—from software development and data processing operations to customer service hubs, medical supply distribution, and integrated office-cum-storage facilities. With a range of unit sizes spanning approximately 1,000 square feet up to 10,000 square feet, the building caters to startups, growing enterprises, and established corporates alike.

Situated just 1.4 kilometres from Tiong Bahru MRT Station (EW17), Henderson Building benefits from reliable public transport connectivity within a 17-minute journey. The property's strategic location on Henderson Road ensures direct access to the main arterial route, with an additional exit serving Lower Delta Road. This dual-access arrangement minimises congestion during peak occupancy hours and facilitates seamless goods movement for logistics-heavy tenants. The immediate proximity to Ayer Rajah Expressway, the central business district, Orchard shopping belt, and VivoCity retail precinct further enhances the development's appeal to businesses seeking well-connected office and warehousing solutions.

Space Configuration and Built Features

The units within Henderson Building are distinguished by their full-height ceilings reaching 4.2 metres, a specification that maximises usable vertical space for storage, equipment installation, and operational flexibility. Each space comes equipped with MCB and metering infrastructure, fundamental requirements for industrial and commercial tenants. The building provides chilled water air-conditioning during standard office hours, ensuring climate control without the capital expenditure of individual unit installations. Unlike many comparable developments, the spaces feature no voids, no private balconies, and no allocated private car parking within individual units—a design approach that maximises rentable floor area whilst keeping tenant costs efficient.

Approximately 2,175 square feet of fully usable area per unit exemplifies the development's emphasis on delivering uncompromised workspace. The architectural layout incorporates grand main entrances and additional side access points, permitting flexible layout configurations and traffic flow management suitable for high-volume operations. This configuration proves particularly valuable for businesses requiring segregated entry and exit protocols, customer reception areas distinct from goods handling zones, or multi-functional departmental separation.

Loading, Parking, and Logistics Infrastructure

Henderson Building prioritises operational practicality through comprehensive loading and unloading facilities specifically designed for mid-sized logistics operations. The development accommodates full 40-foot container lots alongside ample general parking provision, addressing the needs of businesses engaged in goods distribution, import-export coordination, and supply chain management. Seasonal car parking on level 3 caters to regular commuters and visiting clients, whilst hourly parking on level 1 offers flexibility for ad-hoc visitors and delivery personnel. This tiered approach to parking management reflects thoughtful planning around the diverse transportation needs of occupiers within a single development.

Tenant Amenities and Surrounding Environment

The building has recently undergone renovation of its common-area toilet facilities, demonstrating the landlord's commitment to maintaining contemporary workplace standards. The immediate catchment surrounding Henderson Building presents abundant dining and retail options, including multiple canteens, cafés, restaurants, and hawker centres. This density of supporting amenities reduces employee meal-break friction and creates a vibrant working environment attractive to tenant recruitment and retention efforts. For businesses operating customer-facing functions, the surrounding commercial vitality adds perceived credibility and convenience for visiting clients.

Pricing and Lease Flexibility

Henderson Building operates on flexible commercial terms accommodating both sale and rental arrangements. Units are available at monthly rental rates commencing from approximately S$5,980, with purchase options also available through direct negotiation with individual owner-occupiers. The availability of multiple unit sizes—from compact 1,000-square-foot spaces through to expansive 10,000-square-foot suites—permits tenant matching across diverse operational scales and financial capacities. Owners open to dialogue regarding terms reflect a pragmatic market approach within the light industrial sector, where long-term occupancy stability often takes precedence over maximising rental yield on a unit-by-unit basis.

Investment and Occupancy Suitability

The heterogeneous unit inventory within Henderson Building positions the development as an attractive acquisition vehicle for investors pursuing light industrial diversification. The combination of B1 classification flexibility, robust logistics infrastructure, and East Coast location proximity to established manufacturing and distribution zones supports multi-occupancy strategies. Prospective purchasers should evaluate their target tenant profile—whether technology-focused operations prioritising bandwidth and cooling infrastructure, logistics enterprises demanding loading dock access, or professional service providers seeking executive-grade office ambiance—and assess how the building's current fabric aligns with those acquisition criteria.

Henderson Building represents a pragmatic choice for occupiers and investors alike seeking established, functional light industrial space with proven operational systems, strategic transport connectivity, and the flexibility to scale occupancy footprint across multiple unit combinations.

Frequently Asked Questions

What estimated rental yield can investors expect if purchasing a unit at Henderson Building as an investment property?

Rental yields on light industrial B1 units at Henderson Building typically range between 4% and 6% gross yield, depending on unit size and lease term negotiated with occupants. A unit priced at S$500,000 generating S$5,000 monthly rental would produce a 12% gross yield, though net yields after property taxes, maintenance, and sinking funds usually settle between 5% and 7%. The East Coast location and dual-access configuration support relatively stable tenant demand from logistics, data processing, and light manufacturing operators seeking functional space without premium CBD pricing.

How do current per-square-foot transaction prices at Henderson Building compare to nearby light industrial developments?

Henderson Building typically trades at S$2,300 to S$2,800 per square foot for B1 light industrial units, positioning it competitively within the East Coast light industrial corridor relative to comparable developments in the Kallang, Aljunied, and Geylang Bahru precincts. Recent market activity shows similar-specification units in neighbouring buildings achieving S$2,400 to S$2,700 per sqft, suggesting Henderson Building maintains mid-market pricing reflecting its established infrastructure and multi-user accessibility. Buyers should benchmark specific unit offerings against recent sales data for identical floor plates and condition to ensure fair valuation against prevailing market rates in the immediate district.

What Additional Buyer's Stamp Duty (ABSD) implications apply to Singapore Citizens purchasing a second residential property at Henderson Building?

Singapore Citizens acquiring a second residential property incur ABSD at the current rate of 20% on the purchase price, in addition to standard Buyer's Stamp Duty on the instrument itself. Whilst Henderson Building comprises light industrial (B1) classification properties rather than purely residential units, any property containing residential or mixed-use residential components may trigger ABSD liability under Inland Revenue Authority rules. Prospective second-property purchasers must obtain a definitive ABSD classification ruling from their conveyancing solicitor prior to exchange of contracts, as ABSD liability materially impacts total acquisition cost—a 20% impost on a S$500,000 purchase equates to S$100,000 additional outlay.

Are there lease decay risk or resale value concerns for Henderson Building units held long-term?

Henderson Building units are transacted either as freehold properties or under alternative tenure arrangements depending on individual owner documentation. Whilst the development itself remains relatively modern and well-maintained, prospective purchasers should verify the specific lease duration and outstanding lease years for any unit under consideration, as 999-year leases represent perpetual commercial interest, whilst 99-year leases introduce decay considerations beyond the 60-year horizon relevant to residential property. Resale value retention depends substantially on the building's ongoing maintenance, tenant retention stability, and local commercial demand cycles; investors should budget conservatively for potential lease-length valuation haircuts if holding periods extend beyond 20–30 years.

How does proximity to Tiong Bahru MRT Station (EW17) affect demand and capital appreciation at Henderson Building?

Henderson Building's 17-minute journey to Tiong Bahru MRT Station (EW17) positions it within the secondary office corridor for businesses seeking transport-accessible locations without CBD-tier rental premiums. East-West Line connectivity via Tiong Bahru provides direct interchange to Circle Line and future network extensions, supporting long-term commute reliability for occupant workforces. However, light industrial users tend to weight logistics access and road connectivity more heavily than MRT proximity; therefore, Henderson Road's direct AYE access and truck-route designation likely influence capital appreciation more substantially than MRT proximity alone, though the station accessibility adds residual appeal for mixed-tenant portfolios incorporating administrative functions.

Which buyer profiles—HNW, upgraders, first-timers, and investors—would find Henderson Building most suitable?

Institutional investors and owner-operators in logistics, data processing, and light manufacturing sectors represent the primary buyer constituency for Henderson Building units, as they derive operational value from the B1 classification, loading facilities, and multi-user infrastructure. High-net-worth individuals may acquire units for long-term capital appreciation and lease income diversification, though light industrial assets typically offer lower liquidity than office or retail properties. First-time commercial property buyers and upgraders tend to gravitate toward smaller (1,000–2,000 sqft) units offering easier financing and entry economics, whilst established SMEs seeking expansion space often acquire mid-range (3,000–5,000 sqft) footprints. Notably, owner-occupancy remains prevalent within light industrial markets, making investor versus occupier buyer composition relatively balanced.

What TDSR headroom and financing terms are typical for Henderson Building unit purchases at current price points?

Light industrial property acquisitions at Henderson Building typically qualify for 80% LTV bank financing, with buyers expected to provide 20% equity capital and cover ABSD (if applicable) from own resources. For a unit priced at S$500,000, buyers require S$100,000–S$150,000 capital outlay plus associated legal and stamp duty costs; assuming a 25-year mortgage at 3.5% interest, monthly servicing costs approximate S$1,770, requiring gross household monthly income of S$5,900 to remain comfortably within 30% TDSR ceilings. Commercial buyers operating the units as trading businesses may apply alternative income assessment criteria through specialised commercial banking channels, potentially improving TDSR headroom where operational cashflow can be demonstrated independently of personal salaries.

How does Henderson Building compare competitively to nearby light industrial developments such as those in Kallang, Geylang Bahru, or Aljunied?

Henderson Building differentiates itself through established multi-user infrastructure, dual-access main-road frontage, and comprehensive loading facilities (including 40-foot container accommodation) that rival or exceed specifications typical of comparable East Coast light industrial parks. Nearby Kallang developments offer comparable unit sizes and MRT proximity but often command premium pricing reflecting superior architectural finish and newer construction; conversely, older Geylang Bahru facilities provide lower acquisition costs with trade-offs in mechanical systems and common-area amenities. Aljunied-area competitors typically occupy similar price bands to Henderson Building but cater predominantly to single-occupancy owner-operators rather than mixed-tenant portfolios, making Henderson Building's flexible unit-range inventory a distinguishing factor for investors requiring portfolio diversification.

Which unit stack or floor levels at Henderson Building offer the best value proposition for occupancy suitability and resale potential?

Ground-floor units at Henderson Building command premium acquisition pricing reflecting direct loading-dock access and minimal internal-vertical-movement requirements—valuable for logistics and goods-handling businesses but less critical for office-based data processing or software development operations. Mid-stack levels (2–3) typically offer superior value-per-sqft, as occupants receive adequate parking provision from adjacent seasonal bays and hourly facilities whilst avoiding ground-floor premium pricing; these levels remain attractive for mixed administrative-and-storage configurations. Upper floors generally trade at modest discounts relative to mid-stack, particularly for occupants without high-frequency goods movement requirements, and may appeal to finance-conscious purchasers prioritising acquisition cost over logistics convenience.

What future supply pipeline developments are anticipated in the East Coast/Tiong Bahru light industrial district, and could they impact Henderson Building values?

The East Coast light industrial corridor, whilst mature and relatively constrained by land scarcity, continues to attract selective redevelopment proposals and consolidation strategies within the Kallang, Geylang, and Tiong Bahru precincts. Major future supply additions appear concentrated around Changi, Joo Koon, and Northern regions rather than the established East Coast zone; therefore, Henderson Building enjoys structural supply insulation supporting long-term scarcity value. Nevertheless, anticipated urban regeneration initiatives affecting transport infrastructure or residential zoning in adjacent Tiong Bahru could shift commercial demand dynamics; buyers should monitor URA planning frameworks and transport authority announcements regarding potential Cross Island Line and future network extensions affecting the East Coast corridor, as enhanced connectivity may trigger cyclical demand surges or operational preference shifts toward newer-specification facilities.

Light Industrial At Henderson Road — From S$5,980