Type

Units

Min Area

Price Range

Other

1507 sqft

S$2.9M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$2.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$580K on this acquisition.
Freehold.
Located 12 min (1.02 km) from CC12 Bartley MRT Station.

Price Trends & Rental Yield

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Da Jin Factory Building: Freehold Industrial Asset in Paya Lebar's Thriving Logistics Hub

Da Jin Factory Building stands as a compelling freehold industrial acquisition opportunity within Singapore's robust light industrial market. Located at 362 Upper Paya Lebar Road, this B1-classified factory structure occupies a strategically positioned site that captures the operational advantages of one of the island's most mature manufacturing and logistics precincts. The property presents a rare freehold tenure—eliminating lease decay concerns that typically constrain industrial asset appreciation—making it particularly attractive to owner-operators and investors seeking indefinite holding periods without diminishing land-use rights.

The development's ground floor configuration delivers tangible operational benefits that distinguish it from upper-level factory alternatives. Direct street access facilitates straightforward twenty-foot container loading and unloading, a critical operational requirement for businesses managing bulk goods, raw materials, or finished inventory. This logistical convenience translates into measurable cost savings for tenants, as it eliminates the need for intermediate warehousing transfers or multi-stage handling procedures. For owner-occupiers, this direct-access capability can substantially reduce operational overhead and enhance warehouse throughput efficiency—factors that increasingly influence leasing demand across Singapore's industrial sector.

Paya Lebar's industrial landscape has undergone significant value evolution over the past decade. The district remains home to multiple complementary light manufacturing clusters, food processing facilities, and logistics operators that collectively generate consistent tenant enquiry. The concentration of similar-use properties in close proximity creates a natural ecosystem where supply-chain linkages between adjacent firms strengthen leasing stability. Newer entrants to the market often prioritise locations within this established corridor precisely because of the operational synergies and supplier networks already embedded in the precinct.

Connectivity and Transit-Oriented Positioning

The property's proximity to Bartley MRT Station (CC12)—situated just 1.02 kilometres away—provides a material advantage in the industrial property competition landscape. Whilst industrial tenants prioritise vehicle access over public transport utility, the nearby station strengthens the neighbourhood's appeal to smaller manufacturing operators and logistics firms whose workforce composition spans multiple income brackets. Staff members can access the site conveniently via the Circle Line, reducing tenant recruitment friction and supporting retention across economic cycles. This transit accessibility also undergirds the neighbourhood's broader value proposition, as property regulators and forward-looking investors increasingly weight sustainability metrics and non-vehicular connectivity into their site selection criteria.

The Upper Paya Lebar corridor's position between the Bartley and Serangoon stations creates a micro-cluster effect that reinforces occupier demand. Businesses seeking light industrial space in this catchment area face limited competing inventory, granting existing property holders a structural advantage in lease negotiations. Unlike prime central locations where oversupply periodically compresses yields, the supply-constrained nature of Paya Lebar's industrial zoning has historically supported rental growth tracking or exceeding overall inflation rates.

Freehold Tenure and Long-Term Capital Preservation

Freehold ownership in Singapore's industrial property sector represents a diminishing asset class. The government's historical preference for leasehold tenure on industrial land has meant that true freehold factory buildings remain relatively scarce, particularly those meeting modern operational standards. This structural scarcity underpins capital value stability and appreciation potential over multi-decade holding periods. An owner can deploy this asset across generations without encountering the lease-renewal complications or encroachment-tax liabilities that characterise leasehold industrial properties approaching their final decades.

Investors acquiring industrial freeholds benefit from clearer exit strategies than their leasehold counterparts. Should market conditions warrant disposition, the indefinite tenure appeals to a broader buyer cohort, including family offices, institutional property funds, and long-term holding companies. This enlarged prospective buyer pool typically compresses sale timescales and supports pricing during market softness—a material advantage over leasehold properties, which face synthetic demand destruction once lease expiry approaches a critical threshold.

Operational Deployment and Investment Profile Suitability

The property accommodates multiple deployment strategies across different investor archetypes. Owner-occupiers seeking a stable operational base benefit from freehold security and elimination of landlord-tenant renewal risk. The vacant possession status means immediate deployment capability without transition delays or holdover tenant complications. For investors pursuing yield-generating strategies, the property's industrial classification and ground floor logistics infrastructure support rental positioning that often commands premium rates relative to residential or mixed-use alternatives in the same catchment.

Investors evaluating this asset should contextualise it within Paya Lebar's historical rental trajectory. Industrial rents in established precincts like Upper Paya Lebar have demonstrated relative resilience during economic downturns, as operational businesses cannot simply exit physical space without relocating their entire production footprint—a substantially higher friction cost than residential lease termination. This tenant stickiness supports rental revenue stability and reduces vacancy risk relative to other property classes.

Market Context and Competitive Positioning

Da Jin Factory Building's pricing reflects its freehold status, ground floor positioning, and established neighbourhood credentials. Recent comparable transactions in the Paya Lebar industrial cluster have established supportive pricing anchors that validate this asset's valuation within the broader light industrial market. Properties offering similar operational conveniences—particularly those with container-handling capabilities and nearby MRT connectivity—have demonstrated consistent capital preservation and modest annual appreciation aligned with longer-term economic growth trajectories.

The property's enclave potential warrants consideration. Should adjacent sites undergo consolidation or larger-scale redevelopment, freehold properties within the surrounding precinct could capture optionality value associated with coordinated neighbourhood transformation. Whilst such scenarios remain speculative, they represent an asymmetric upside available to patient capital holders unwilling to exit during ordinary market windows.

Financing and Acquisition Pathway

Prospective purchasers should engage financial advisers regarding Available Buyer's Stamp Duty (ABSD) implications, particularly if this acquisition constitutes a second or subsequent property purchase. Current ABSD liability for Singapore Citizens acquiring a second residential property stands at 20% of the purchase price—a material consideration influencing acquisition economics and overall cash-on-cash returns. Industrial properties typically fall outside residential ABSD scope; however, individual circumstances warrant professional clarification before commitment.

The property's valuation range and anticipated financing structure should align with typical lending criteria applied to industrial freeholds. Banks generally offer 60–70% loan-to-value (LTV) ratios for industrial properties, requiring purchasers to maintain meaningful equity cushions. Early engagement with financial institutions can clarify available financing terms and support informed offer structuring.

Da Jin Factory Building represents a strategically positioned freehold asset within Singapore's increasingly valued light industrial property segment. Its ground floor logistics capabilities, proximity to public transit, established neighbourhood positioning, and indefinite tenure create a compelling foundation for owner-occupiers and investors seeking stable, long-duration property exposure aligned with industrial sector fundamentals.

Frequently Asked Questions

What rental yield might an investor achieve if purchasing Da Jin Factory Building as an investment property?

Industrial properties in the Paya Lebar district typically generate rental yields ranging from 3.5% to 5.5% annually, depending on tenant profile, lease terms, and market cycle positioning. Da Jin Factory Building's ground floor logistical capabilities and freehold tenure support positioning towards the upper end of this range, as the efficient container-loading infrastructure commands rental premiums relative to upper-level or awkwardly configured factory units. Investors should conduct formal tenant enquiry and market leasing analysis to establish realistic yield expectations tailored to their specific acquisition price point and intended tenant demographic—food processing operations, logistics firms, and light manufacturing typically constitute the primary occupier segments in Upper Paya Lebar and tend to offer stable, longer-duration lease commitments.

How does the per-square-foot pricing of Da Jin Factory Building compare to recent industrial property transactions in the Paya Lebar area?

Recent light industrial transactions in the Upper Paya Lebar precinct have traded in the range of S$1,900 to S$2,400 per square foot, depending on ground floor positioning, MRT proximity, and tenure classification. Da Jin Factory Building's freehold status and direct container-handling capability support positioning within this established pricing bandwidth, making it competitively valued relative to neighbouring ground-floor factory alternatives. Prospective purchasers should review recent arm's-length transactions involving similar ground-floor B1 units within a 500-metre radius to validate individual pricing assessments and ensure market alignment. Professional valuation reports commissioned prior to offer submission can clarify whether specific pricing assumptions reflect current market consensus or embody premium/discount positioning relative to recent comparable sales.

What Additional Buyer's Stamp Duty (ABSD) implications should a Singapore Citizen consider when purchasing Da Jin Factory Building as a second property?

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price—a substantial acquisition cost that materially affects overall investment returns and financing requirements. Industrial properties classified as B1 (Light Industrial) typically fall outside residential ABSD scope; however, property classification and intended use require careful professional clarification with legal advisers before commitment, as regulatory interpretation can depend on specific lease terms or approved business activities. If residential ABSD were applicable, a purchaser would incur approximately S$580,000 in ABSD liability on a S$2.9 million acquisition, requiring substantially increased upfront equity and diminishing first-year cash-on-cash returns. Prospective buyers should obtain written confirmation from their legal representatives regarding ABSD exposure specific to this industrial asset before proceeding with financial planning.

Does Da Jin Factory Building's freehold tenure eliminate lease-decay risk and support stronger long-term resale value compared to leasehold industrial alternatives?

Freehold tenure fundamentally eliminates the lease-decay dynamics that progressively diminish leasehold property values as unexpired tenure declines below 50 or 30 years. Da Jin Factory Building's freehold status means the property retains indefinite operational utility and collateral value regardless of ownership duration—a material advantage over leasehold industrial units, which face synthetic buyer disinterest once lease expiry approaches a critical threshold. This tenure security supports stronger appreciation potential and substantially broader exit optionality when disposition timing arrives. Leasehold industrial properties in comparable Paya Lebar locations with 70–80 years remaining typically trade at 15–25% discounts relative to freehold equivalents, reflecting accumulated lease-decay risk and prospective buyer financing constraints. For investors and owner-occupiers pursuing generational wealth retention or multi-decade holding strategies, freehold tenure removes regulatory and market friction that eventually compromises leasehold asset utility.

How does Bartley MRT Station's proximity influence tenant demand and capital appreciation potential for Da Jin Factory Building?

The 1.02-kilometre distance to Bartley MRT Station (CC12) strengthens the property's appeal to occupiers requiring accessible workforce logistics and reducing staff commute friction during recruitment cycles. Whilst industrial tenants prioritise vehicular access over public transit utility, the nearby station reinforces the neighbourhood's broader sustainability profile and attractiveness to larger institutional operators increasingly evaluating environmental, social, and governance (ESG) metrics in site selection. Properties within 800 metres of established MRT stations have historically demonstrated more resilient rental demand and tighter vacancy profiles compared to isolated industrial sites, as transport accessibility reduces tenant occupancy costs and supports employee retention. Capital appreciation in MRT-proximate industrial precincts has typically outpaced non-transit-adjacent locations by 0.5–1.5% annually over medium-term holding periods, as continued rail infrastructure investment and land-use densification around these nodes reinforces neighbourhood desirability. Future transport-oriented development initiatives targeting the Serangoon–Bartley precinct could further enhance property appeal and support incremental value uplift.

Which investor profiles—HNW, upgraders, first-time buyers, or specialist investors—would find Da Jin Factory Building most suitable?

Da Jin Factory Building appeals primarily to specialist industrial investors, owner-occupier operators within logistics or light manufacturing sectors, and family offices pursuing stable, long-duration asset exposure with inflation-hedging characteristics. High-net-worth individuals seeking diversified property portfolios often view freehold industrial assets as complementary holdings to residential exposure, particularly when ground floor logistics infrastructure supports multiple occupier types and tenant stickiness. First-time property buyers would typically find the asset less suitable due to its industrial classification, illiquid investor base, and specialist financing requirements that differ substantially from owner-occupied residential acquisition pathways. Upgraders seeking enhanced residential accommodation would find no application for this asset class. Institutional yield-focused investors and property funds increasingly view ground-floor factory units with strong logistics positioning as attractive inflation-protected yield sources, particularly when freehold tenure eliminates lease-management complexity and supports indefinite revenue streams. Prospective purchasers should conduct candid self-assessment regarding their investment experience with industrial property classes and comfort level managing specialist occupier relationships before advancing acquisition discussions.

What Total Debt Service Ratio (TDSR) and financing headroom implications should purchasers anticipate at the valuation points typical for Da Jin Factory Building?

Industrial property financing typically involves Total Debt Service Ratio (TDSR) calculations more conservative than residential lending, with banks generally capping TDSR at 45–50% of gross monthly income and offering LTV (Loan-to-Value) ratios between 60–70%. A purchaser financing a S$2.9 million acquisition at 70% LTV would require approximately S$870,000 in equity whilst borrowing S$2,030,000 at typical SME rates of 4.5–5.5%. Monthly debt servicing would approximate S$13,000–S$15,000 depending on loan tenure and interest rate fixation, requiring gross monthly income exceeding S$28,000–S$35,000 to maintain prudent TDSR positioning. Industrial property acquisitions often attract enhanced scrutiny regarding tenant quality, lease documentation, and occupancy stability compared to residential mortgages, meaning banks typically request detailed leasing proformas, tenant credit assessments, and historical occupancy records before mortgage commitment. Prospective purchasers with established property portfolios and robust credit profiles typically access financing more readily than first-time industrial investors, as lenders weight previous property management experience as a material risk-mitigation factor. Professional mortgage broking guidance can clarify individual financing headroom and optimise debt structuring relative to anticipated investment holding periods.

How does Da Jin Factory Building compare to competing light industrial developments or properties in nearby precincts like Serangoon or Paya Lebar West?

Da Jin Factory Building's primary competitive set comprises ground-floor B1 units in the immediate Paya Lebar–Serangoon corridor, where recent transactions have clustered around S$1,900–S$2,400 per square foot depending on logistical positioning, MRT proximity, and tenure classification. Competing properties in nearby Serangoon precinct often command slight premiums due to marginally superior MRT accessibility (Serangoon Station provides interchange convenience), though Upper Paya Lebar properties typically offer lower acquisition prices and comparable rental fundamentals. Paya Lebar West industrial clusters have historically traded at similar pricing bands but often involve longer distances to transit nodes, reducing staff accessibility and occupier appeal. Da Jin Factory Building's ground floor container-handling capability and freehold tenure position it favourably relative to upper-level factory alternatives requiring multi-stage cargo movement, which creates tangible cost disadvantages for logistics-intensive occupiers. Prospective purchasers should systematically review three to five recent arm's-length transactions across the broader Paya Lebar–Serangoon industrial corridor to validate individual pricing assessments and identify unit-specific value drivers or constraints relative to direct competitors. Professional market analysis can illuminate whether acquisition timing favours vendor or purchaser negotiating positions within the current cycle.

Which unit stack positions or floor levels within the development offer optimal value and operational utility?

Da Jin Factory Building's ground floor positioning represents the premium operational stack for industrial users requiring efficient container loading, regular vehicular access, and minimised cargo handling complexity. Ground floor properties command rental premiums of 10–20% relative to upper-level factory units within comparable buildings, reflecting the material operational cost savings and logistical convenience that ground positioning delivers to occupiers. The property's direct street access eliminates the need for mechanical handling equipment, intermediate warehousing, or multi-stage loading procedures that increase tenant operational overhead and reduce throughput efficiency. From an investment perspective, ground floor units typically demonstrate tighter vacancy profiles and longer average lease durations compared to upper-level alternatives, as occupier dependency on efficient logistics infrastructure increases lease commitment intensity. Upper-level units generally appeal only to businesses requiring light assembly, storage, or administrative functions where frequent container handling is not central to operations. For purchasers prioritising stable rental income and occupier-stickiness, ground floor positioning represents the optimal value proposition, justifying price premiums relative to upper-level alternatives within comparable industrial buildings.

What future supply pipeline developments in the Paya Lebar district might influence Da Jin Factory Building's long-term capital appreciation and competitive positioning?

The Paya Lebar industrial corridor has historically experienced gradual land-use transition towards higher-value mixed-use and commercial developments as Singapore's broader economic evolution favours service-sector activity over manufacturing. Government planning policies increasingly favour selective industrial rejuvenation targeting high-value, low-pollution sectors (precision engineering, biotech, advanced manufacturing) rather than traditional labour-intensive light manufacturing. This policy orientation creates potential for selective neighbourhood upgrading that could enhance property valuations whilst reducing competing factory supply. Recent government announcements regarding industrial precinct modernisation and sustainability initiatives suggest continuing investment in MRT-proximate industrial clusters like Paya Lebar–Serangoon, which could support long-term capital appreciation as density and accessibility increase. Prospective purchasers should monitor Urban Redevelopment Authority (URA) Master Plan revisions and industrial zone policy evolution over their holding periods, as regulatory changes can materially influence both occupier demand and property appreciation trajectories. The freehold tenure provides strategic flexibility to capture potential upside from future neighbourhood transformation without concerns regarding lease expiry constraints, positioning patient capital holders to benefit from incremental value uplift as the precinct potentially transitions towards mixed-use or higher-value industrial activity.

Light Industrial At Upper Paya Lebar Road — From S$2.9M