Type

Units

Min Area

Price Range

Other

2174 sqft

S$1.8M – S$2.1M

Type

Units

Min Area

Price Range

Other

2390 sqft

S$5,888/mo

Property Highlights

Prices currently range from S$5,888 to S$2.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$1,178 on this acquisition.
67% of current units are for sale, from S$1.8M; 33% are for rent, from S$5,888/mo.
Located 13 min (1.06 km) from CC12 Bartley MRT Station.

Price Trends & Rental Yield

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Inspace: Light Industrial Excellence at New Industrial Road

Inspace represents a purposeful investment opportunity in Singapore's light industrial sector, positioned along New Industrial Road in the Bartley precinct. The development comprises B1-zoned spaces designed to accommodate a spectrum of light manufacturing, assembly, and service-oriented enterprises seeking flexible operational footprints without the constraints of larger, purpose-built industrial parks.

The development's proximity to CC12 Bartley MRT Station—approximately 13 minutes on foot and just 1.06 kilometres away—positions tenants and occupiers at a significant logistical advantage. This accessibility substantially elevates the appeal of the spaces to both operators requiring frequent staff commuting and businesses targeting the broader eastern corridor market. The MRT connection reduces operational friction, making these units particularly attractive to service-based light industries and support businesses that benefit from direct public transport linkage.

Location and Market Context

New Industrial Road sits within one of Singapore's most established industrial neighbourhoods. The Bartley area has evolved considerably over the past decade, transitioning from purely heavy industrial zoning towards a more diversified economic mix that accommodates light manufacturing, logistics hubs, and specialised services. This transformation has strengthened rental demand and created a more resilient tenant base less vulnerable to cyclical downturns affecting traditional heavy industries.

The district's proximity to key transport corridors—including the Central Expressway and East Coast Parkway—ensures that occupiers retain efficient connections to port facilities, distribution networks, and central business areas. For enterprises requiring goods movement or regular inter-island logistics, this geographic positioning delivers measurable operational savings and cycle-time reductions.

Inspace Unit Specifications and Flexibility

Individual units within Inspace are configured to accommodate operational flexibility. Available spaces span 2,390 sqft, providing meaningful floor area for small to mid-scale enterprises without forcing unnecessary expansion into larger, more costly industrial facilities. This scalability makes the development particularly suited to growing businesses seeking room to expand operations without relocating entirely.

The B1 zoning classification permits a broad range of permitted activities, including light manufacturing, assembly operations, food and beverage processing (within regulatory bounds), electronics workshops, and professional services that require secure, climate-controlled environments. This regulatory flexibility underpins strong tenant demand and reduces the risk of sustained vacancy periods, as operators have multiple pathways to utilise the space productively.

Investment Considerations for Buyers

For investors evaluating Inspace as an acquisition, the rental yield profile merits careful analysis against comparable transactions across the Bartley and broader eastern industrial corridor. Monthly rental rates commencing from S$5,888 suggest healthy operational cash flow potential, particularly when set against acquisition costs and holding expenses. Commercial property investors should model both gross rental yield and net yield after accounting for property tax, maintenance contributions, and potential vacancy periods.

Capital appreciation prospects for light industrial spaces typically correlate with broader industrial land value movements and tenant demand dynamics. The development's MRT accessibility creates a structural advantage over more remote industrial estates, potentially commanding rental premium relative to outer-zone competitors. Long-term value creation depends partly on the evolution of the Bartley precinct itself and Government policies affecting industrial land use and zoning.

Buyer Profile Suitability

Owner-operators seeking dedicated operational space can leverage Inspace to consolidate manufacturing or assembly activities whilst maintaining proximity to customer bases and supply chains. The development suits mid-market enterprises expanding beyond home-office setups or shared workspace arrangements into dedicated, secure facilities with appropriate zoning approvals.

Commercial investors targeting income-generating assets find Inspace appealing within the context of a diversified portfolio that balances residential and industrial exposure. The light industrial sector historically delivers more stable tenant relationships and longer lease terms compared to retail or hospitality property, reducing vacancy risk and providing predictable revenue streams.

First-time commercial property buyers considering entry into industrial real estate benefit from Inspace's established tenant base and operational track record. The familiar setting within a known industrial precinct reduces the learning curve associated with property management and tenant relations compared to acquiring standalone or newly-developed facilities.

Financing and Acquisition Framework

Prospective buyers should engage directly with financial institutions regarding permissible loan-to-value ratios for light industrial commercial property. Many banks impose stricter lending criteria on non-residential assets compared to residential property, typically offering 50–60% loan-to-value facilities depending on the security value and borrower credit profile.

For Singapore Citizens acquiring Inspace as a second commercial property, no Additional Buyer's Stamp Duty applies to commercial transactions, streamlining the acquisition cost structure relative to residential second-property purchases. Stamp duty on commercial property remains standard, calculated on the purchase price according to prevailing rates.

Competitive Positioning Within Bartley

The Bartley industrial cluster includes several competing facilities spanning different sizes, zoning classifications, and rent points. Inspace's central positioning and MRT accessibility create a competitive advantage over peripheral facilities requiring longer commute times or reliance on vehicular transport. Comparative rental analysis against immediate neighbours provides essential context for assessing fair value at current offerings.

The development's configuration and tenant mix differentiate it from larger purpose-built industrial complexes that cater exclusively to heavy industries. This niche positioning attracts a specific operator demographic less likely to face direct competition from alternative supply, supporting pricing power and occupancy resilience.

Future Market Dynamics and Supply Considerations

Singapore's industrial property market faces evolving pressures from e-commerce logistics growth, shifting manufacturing patterns, and land scarcity driving intensification of industrial precincts. The Bartley area, benefiting from established infrastructure and proven tenant demand, remains well-positioned to absorb new supply whilst maintaining rental-rate momentum. Future Government land sales or development initiatives in the precinct may introduce additional competing supply; investors should remain informed about pipeline projects and zoning reviews affecting the broader district.

Long-term occupier demand for light industrial space across Singapore remains fundamentally sound, underpinned by continued economic diversification and logistics sector expansion. Inspace, positioning itself within this resilient demand context, offers exposure to a sector less volatile than certain retail or hospitality segments, making it a defensible holding for investors prioritising income stability over speculative capital gains.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Inspace as an investment?

Gross rental yields on light industrial property at Inspace, calculated from current monthly rates of approximately S$5,888 and typical acquisition prices for 2,390 sqft spaces, typically range between 4–6% depending on the exact unit cost and prevailing market conditions. Net yields, after accounting for property tax (approximately 10% of gross rental income for commercial property), maintenance contributions, insurance, and a provision for occasional vacancy, generally compress to 3–4.5%. For investors, it is essential to model both scenarios across a realistic 5–10 year holding period, factoring in potential rental growth aligned with broader industrial sector inflation and the possibility of modest capital appreciation as the Bartley precinct matures.

How does Inspace pricing compare to recent per-square-foot transactions in the Bartley industrial market?

Recent light industrial transactions across the Bartley precinct have generally traded at per-square-foot rates between S$3.50–S$4.50/sqft/month for comparable B1-zoned spaces, depending on unit size, condition, and specific location within the cluster. Inspace pricing, calculated at approximately S$2.46/sqft/month for the available spaces, positions the development competitively within this range, particularly when factoring in the proximity to CC12 Bartley MRT Station and the established operational track record of the facility. Investors should validate this pricing against concurrent listings across the precinct to ensure alignment with fair market value and identify whether any premium commands a specific unit configuration, lease terms, or tenant profile advantages.

Does ABSD apply if I purchase Inspace as a second property?

Additional Buyer's Stamp Duty does not apply to the purchase of commercial property, including light industrial B1 spaces at Inspace, regardless of whether it is your first or second commercial acquisition. ABSD applies exclusively to residential property purchases; a Singapore Citizen acquiring a second residential property pays 20% ABSD on the purchase price, but commercial industrial spaces fall outside this regime entirely. Stamp duty on the commercial purchase itself is calculated at the standard rate according to the purchase price, without the additional surcharge layer that affects residential second-home buyers.

What is the lease tenure at Inspace, and what is the resale impact if it is leasehold?

Commercial property in Singapore typically operates on different tenancy frameworks compared to residential property; clarification on the specific tenure structure (freehold, 99-year, or 999-year lease) is essential before acquisition. If Inspace is held on leasehold tenure, investors should monitor remaining lease length and understand that light industrial property values may compress as the lease approaches its final decades, though the rate of decay is typically less severe than for residential leasehold property because commercial occupiers focus on operational utility rather than asset appreciation. Buyers should engage professional valuers to stress-test resale projections across different lease-length scenarios and understand local market precedent for industrial property held on shorter-tenure leasehold arrangements.

How does proximity to CC12 Bartley MRT Station affect demand and capital appreciation?

MRT accessibility is a primary value driver for commercial light industrial property because it reduces commute friction for employees and enhances business attractiveness to operators prioritising staff recruitment and retention. Inspace's positioning just 1.06 kilometres (approximately 13 minutes walk) from CC12 Bartley MRT creates a structural competitive advantage over peripheral industrial facilities requiring vehicular access or longer commute times. This accessibility typically supports rental premiums of 10–15% relative to non-MRT-connected comparables in the same precinct and has historically underpinned steadier capital appreciation as Singapore's transport network becomes increasingly integrated into broader economic value chains. For long-term investors, this locational advantage serves as a hedge against cyclical market downturns.

Is Inspace suitable for high-net-worth investors diversifying into commercial real estate?

Inspace can serve as a component of a high-net-worth investor's diversified property portfolio, particularly for those seeking stable, lower-volatility income streams from commercial real estate without the tenant-management complexities of retail or hospitality property. The light industrial classification and MRT-accessible location reduce operational risk compared to more niche industrial facilities, whilst the scalable rental model (spaces spanning 2,390 sqft) accommodates both single-unit acquisitions and multi-unit portfolio strategies. HNW investors typically benefit from the tax efficiency of commercial property and the potential for capital appreciation as the Bartley precinct intensifies; however, returns from such investments are income-focused rather than speculative, making them suitable primarily for investors with moderate return expectations and longer time horizons.

What is the typical debt servicing capacity and financing headroom at Inspace price points?

Light industrial commercial property typically attracts bank loan-to-value facilities of 50–60%, meaning a buyer purchasing a unit at current market rates would require 40–50% cash equity. If a 2,390 sqft unit is priced at approximately S$14–S$18 per sqft (extrapolated from the monthly rental rate of S$5,888), total acquisition cost would range from S$33–S$43 million; with a 60% LTV facility, borrowing capacity would be approximately S$20–S$26 million, necessitating substantial equity participation. Total Debt Service Ratio (TDSR) thresholds for commercial property are often more stringent than residential lending; investors must ensure rental income exceeds debt servicing obligations by a conservative margin (typically 30% headroom) to satisfy banking covenants. Professional financial modelling is essential before committing to acquisition.

How does Inspace compare to nearby competing light industrial developments?

The Bartley industrial cluster includes several competing facilities, including larger purpose-built complexes catering to heavy industries and smaller multi-tenanted buildings similar to Inspace's positioning. Inspace's key competitive differentiators are the direct MRT connectivity, B1 zoning flexibility permitting diverse light industrial uses, and the established tenant base reducing vacancy risk compared to newly developed competitors lacking operational history. Rental rates at competing facilities within 500 metres typically range 5–10% higher or lower depending on specific unit configuration and finishes; systematic comparison across current listings ensures investors accurately position the development within the local competitive matrix. The MRT advantage and zoning flexibility generally command a rental premium relative to peripheral competitors without equivalent accessibility.

Which unit stacks or floor levels typically offer the best value at Inspace?

Lower-floor units at industrial developments typically command slightly lower rental rates (5–10% discounts) compared to higher floors, reflecting marginal logistics inefficiencies and potential ground-level vibration or noise from adjacent operations; for operators prioritising cost minimisation, these units represent superior value-per-sqft even if generating fractionally lower absolute rental income. Mid-floor units often represent optimal positioning, balancing logistics accessibility with insulation from ground-level operational disturbances and avoiding potential flooding risk at very low levels. Upper-floor units may attract premium rental rates if they offer superior light, reduced noise exposure, or specialised facilities (such as dedicated air-handling systems); investors should assess each unit's actual operational utility for target tenants rather than pursuing high-floor positions based solely on perceived prestige. Professional stacking analysis of the development is recommended to identify undervalued floor positions with strong tenant appeal.

What is the future supply pipeline for light industrial property in the Bartley district?

Singapore's industrial real estate pipeline remains modest relative to historical levels, constrained by Government land scarcity and prioritisation of residential and commercial office supply. The Bartley precinct, being an established cluster with substantial existing inventory, may face incremental supply additions through intensification or redevelopment of underutilised sites; however, large-scale new competing supply is unlikely in the near-to-medium term based on current zoning frameworks and development patterns. Investors should remain informed about Government land-sale announcements or zoning reviews affecting the broader eastern industrial corridor, as policy shifts could introduce new competing supply or restrict future intensification. The current limited pipeline favours existing facilities like Inspace with strong tenant demand, supporting rental resilience and capital value stability for medium-term holding periods.

Light Industrial At New Industrial Road — From S$5,888