Type

Units

Min Area

Price Range

Other

968 sqft

S$690K – S$3.9M

Type

Units

Min Area

Price Range

Other

1173 sqft

S$3,599/mo

Property Highlights

Commercial development with 12 units currently available.
Prices currently range from S$3,599 to S$3.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$720 on this acquisition.
92% of current units are for sale, from S$690K; 8% are for rent, from S$3,599/mo.
Located 15 min (1.23 km) from EW18 Redhill MRT Station.

Price Trends & Rental Yield

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E-Centre @ Redhill: Premier Light Industrial Workspace in a Connected Location

E-Centre @ Redhill represents a purposefully designed light industrial development situated along Jalan Bukit Merah, one of Singapore's established commercial corridors. The project caters to entrepreneurs, small manufacturers, storage operators, and professional service providers seeking accessible, well-equipped workspace without the premium pricing associated with prime CBD real estate. Units at this development are marketed from S$690,000 and upwards, positioning the scheme as an attainable entry point for business owners and property investors targeting the B1 light industrial segment.

Strategic Location and Connectivity

The development's proximity to EW18 Redhill MRT Station—approximately 1.23 kilometres away—provides a meaningful transport advantage for tenants and visitors alike. This 15-minute walking radius situates E-Centre @ Redhill within comfortable commuting distance of Singapore's central business core, whilst preserving the lower operating costs and broader spatial offerings characteristic of non-CBD industrial zones. The location along Jalan Bukit Merah itself affords straightforward vehicular access, reducing logistics friction for businesses reliant on frequent goods movement or client visits. Proximity to established food courts, retail amenities, and service providers further enhances the operational environment for occupiers.

Built Form and Unit Specification

Individual units within the development are furnished with functional, market-standard specifications reflective of modern light industrial expectations. Each unit features an attached private toilet, minimising operational disruption and enhancing user comfort during extended working hours. Natural lighting is delivered through strategically positioned windows, reducing reliance on artificial illumination and lowering long-term energy expenditure. Dedicated electricity supply, dimensioned at 63 amperes, meets the modest load requirements typical of professional offices, small workshops, and climate-controlled storage. Individual air-conditioning systems allow occupiers to manage internal temperature independently, supporting sensitive material storage or year-round comfort for administrative teams.

Movement and Access Infrastructure

Units benefit from direct cargo lift access at the building entrance, a critical operational feature for businesses requiring regular material handling or stock rotation. This eliminates the friction and time loss associated with transporting goods through corridors or shared passenger elevators. Passenger lift access to individual units further streamlines daily operations and visitor reception. The integration of both freight and passenger lift infrastructure reflects thoughtful design for genuine light industrial demand, distinguishing E-Centre @ Redhill from converted office buildings or generic multi-use facilities. Common toilet facilities supplement individual unit amenities, accommodating larger visiting teams or temporary additional occupiers.

Connectivity and Infrastructure Readiness

Fibre broadband availability within the development supports modern business operations, whether data-intensive professional services or e-commerce back-office functions. This infrastructure readiness reduces the technical barriers and lead times often associated with securing reliable high-speed connectivity in traditional industrial zones. The combination of cargo access, individual climate control, and digital infrastructure positions units as versatile for a spectrum of light industrial and semi-professional use cases.

Investment and Ownership Considerations

Prospective buyers should note that property tax at this development is approximately S$2,930 annually, whilst management corporation levies run to approximately S$847 per quarter. These outgoings are modest by Singapore commercial real estate standards and reflect the efficient operation of light industrial facilities. Total running costs remain competitive with comparable schemes across the central region, supporting rational capital allocation for investor-owner profiles. The scheme's accessibility to both business operators and capital investors reflects the hybrid appeal of well-maintained light industrial stock in established, transport-connected precincts.

Market Positioning and Demand Profile

E-Centre @ Redhill occupies a distinct market segment between premium CBD office suites and peripheral industrial parks. This positioning attracts diverse buyer and user profiles: owner-occupiers seeking affordable operational space close to the city centre, investor-owners targeting modest yield-generating tenancies, and consolidators reducing office footprints through hybrid home-office arrangements. The development's B1 zoning permits professional and light manufacturing use, broadening the addressable tenant universe and supporting consistent lease demand. The established Redhill precinct—anchored by mature commercial, transport, and residential infrastructure—underpins stable, predictable occupier flows.

Comparative Value Proposition

Light industrial stock in the Redhill corridor traditionally trades at meaningful discounts to city-centre office space, whilst commanding premiums over more peripheral industrial zones. E-Centre @ Redhill's per-square-foot positioning reflects this intermediate status, appealing to price-conscious buyers unwilling to compromise on location or specification. Recent market activity across the B1 segment in the central region suggests sustained demand from owner-occupiers and yield-focused investors, supporting both capital stability and income-generation prospects for unit holders. The development's modest premium over comparable peripheral schemes reflects the quantifiable transport and amenity advantages of the Redhill location.

Suitability Across Buyer Segments

Owner-occupiers benefit from operational efficiency, proximity to customers and suppliers, and capital leverage compared with leasing arrangements. Investor-owners can exploit the yield-generative attributes of light industrial stock, supported by consistent tenant demand in the central region. First-time commercial property buyers find E-Centre @ Redhill a rational stepping stone, offering full ownership, manageable capital requirements, and genuine operational tenancy supported by underlying zoning and locational attributes. The development's transparency regarding outgoings, straightforward utility access, and cargo infrastructure appeal across this diverse buyer spectrum.

Frequently Asked Questions

What rental yield might an investor realistically expect from a light industrial unit at E-Centre @ Redhill?

Light industrial units at E-Centre @ Redhill, positioned in the central Redhill corridor with direct MRT accessibility, typically command rental rates in the range of S$4–S$6 per square foot monthly, depending on unit size and lease negotiation. A unit purchased at S$690,000 on a 990 square-foot footprint would represent an acquisition cost of approximately S$697 per square foot. At mid-range rental rates of S$5 per square foot annually (approximately S$0.42 per square foot monthly), annual gross rental income would approximate S$4,950, translating to a gross yield of roughly 0.7%. After deducting property tax (approximately S$2,930 annually) and MCST levies (approximately S$3,388 annually), the net yield would be marginal or slightly negative—indicating that light industrial property in this location is more appropriately characterised as a capital appreciation or operational owner-occupier vehicle than a yield-generative investment. Investors should model returns on the expectation of modest medium-term capital growth rather than immediate cash flow.

How does the per-square-foot pricing at E-Centre @ Redhill compare to recent transactions in the Redhill light industrial market?

E-Centre @ Redhill's indicative pricing from S$690,000 translates to approximately S$697 per square foot at the 990-square-foot reference unit size. Recent comparable transactions across B1 light industrial stock in the Redhill and surrounding central industrial corridor have ranged from S$650–S$850 per square foot, depending on unit configuration, floor level, amenity specification, and individual property condition. The E-Centre @ Redhill positioning therefore sits within the mid-to-upper band of the central industrial market, reflecting the development's modern specification, integrated cargo lift access, and direct MRT adjacency. Peripheral industrial zones further removed from transport nodes typically transact at S$400–S$550 per square foot, whilst premium city-fringe locations command S$900–S$1,100 per square foot. E-Centre @ Redhill's valuation represents fair market pricing for a well-appointed, centrally located light industrial facility, neither discounted nor at a premium relative to comparable recent market activity.

What Additional Buyer's Stamp Duty (ABSD) implications apply if a Singapore Citizen purchases a unit as a second residential property?

If a Singapore Citizen acquires a unit at E-Centre @ Redhill as a second residential property, ABSD would be levied at the current statutory rate of 20% on the purchase price. On a purchase price of S$690,000, ABSD would amount to S$138,000—a substantial additional cost that must be factored into the overall capital requirement and investment decision. Total acquisition costs would therefore include the purchase price, ABSD at 20%, legal and conveyancing fees (approximately S$3,000–S$5,000), and stamp duties on the transfer document, pushing the complete outlay to approximately S$850,000–S$860,000. Light industrial units classified under B1 zoning may in some circumstances qualify for exemption or alternative treatment under specific ABSD provisions if they satisfy strict owner-occupier or business operational criteria; prospective buyers are strongly advised to seek clarification from their legal counsel and the Singapore Inland Revenue Authority regarding the classification and ABSD exposure of their intended unit prior to commitment. The 20% ABSD charge meaningfully impacts the investment case for light industrial property as a secondary real estate holding.

How significant is lease decay risk and resale value impact at E-Centre @ Redhill if the tenure is leasehold?

The available information does not specify whether units at E-Centre @ Redhill are offered on a freehold or leasehold tenure basis. If the development operates under a 99-year leasehold arrangement—common in Singapore industrial properties on state land—lease decay becomes a material long-term risk. Properties with remaining tenures below 30 years typically experience marked resale friction, reduced lending appetite from financial institutions, and diminished capital values. A 99-year lease commencing from (for example) 2020 would retain approximately 95 years of tenure today; this residual term is sufficient to support institutional lending and normal transactional liquidity for the foreseeable medium term (10–20 years). However, purchasers intending to hold beyond 30 years should model the gradual erosion of the property's financeable value and consider life cycle costs associated with lease renewal—a potentially substantial cost at renewal. Prospective buyers must obtain the precise tenure details and remaining lease duration from the vendor or legal counsel prior to acquisition, as lease length materially affects long-term capital preservation.

How does proximity to EW18 Redhill MRT Station influence demand and capital appreciation prospects for units at E-Centre @ Redhill?

The 1.23-kilometre, 15-minute walking distance to EW18 Redhill MRT Station positions E-Centre @ Redhill within the 'walk-to-transit' catchment—a critical amenity driver for both occupier demand and investor appeal. Light industrial facilities within convenient MRT distance attract tenants who rely on public transport commuting, reducing tenant friction and improving retention rates. The East-West Line, serving major corridors including the CBD, Changi, and Bukit Merah precincts, affords both operational employees and visiting clients reliable, cost-predictable access, supporting consistent lease demand. Capital appreciation in transport-proximate light industrial stock has historically outpaced peripheral alternatives by 0.5–1.0% annually over 10-year holding periods, reflecting the premium command in tenant selection and investor appetite. Conversely, development of alternative transport infrastructure (e.g., LRT extensions or bus rapid transit corridors) in peripheral zones can erode this location advantage. E-Centre @ Redhill's current positioning within the established EW Line catchment likely supports steady demand and modest capital growth, though this advantage would be gradually diminished only by major competing transport infrastructure additions to the industrial hinterland—a low-probability event given Singapore's mature transport planning.

Which buyer profiles—HNW individuals, upgraders, first-timers, or investors—are best suited to E-Centre @ Redhill?

High-net-worth (HNW) individuals typically avoid light industrial property, preferring residential real estate, hospitality ventures, or commercial office space as capital deployment and lifestyle vehicles. However, HNW owner-occupiers operating professional services, design studios, or media businesses may find E-Centre @ Redhill strategically attractive for consolidating workspace and eliminating lease obligations. First-time commercial property buyers benefit substantially from E-Centre @ Redhill's transparent specifications, modest capital requirements (approximately S$850,000 total outlay including stamp duties), straightforward operational attributes, and genuine light industrial zoning that supports diverse tenancy models. Upgraders—existing owner-occupiers seeking larger or better-specified operational space—constitute a natural core market, particularly if relocating from peripheral or substandard industrial estates. Investor-owners can acquire and immediately let units to tenancies, though with the modest net yields noted above (typically 0.7–1.2% net), capital appreciation rather than income generation drives investment returns. E-Centre @ Redhill is optimally suited to first-time and owner-occupier commercial property buyers, with secondary appeal to consolidating upgraders and long-term capital-appreciating investors willing to accept modest yield generation.

What Total Debt Service Ratio (TDSR) and financing headroom considerations apply for typical buyers at E-Centre @ Redhill's price points?

TDSR regulations require that the total monthly debt service (mortgage, personal loans, credit cards, and other liabilities) does not exceed 60% of gross monthly income for commercial property financing. A unit purchase price of S$690,000 at typical mortgage rates of 3.0–3.5% over a 25-year tenure would entail monthly servicing of approximately S$3,200–S$3,500, depending on loan amount and rate. Prospective buyers require gross monthly income of approximately S$5,300–S$5,800 to service this debt within TDSR ceilings (assuming no other existing liabilities). First-time commercial property buyers without preexisting mortgage or consumer debt can comfortably support this financing profile if earning S$6,000+ monthly. However, buyers with existing residential mortgages, personal loans, or spouse-co-borrower liabilities should model TDSR calculations carefully, as commercial property debt is not typically consolidated with residential lending for TDSR assessment purposes. Financial institutions typically offer 70–75% loan-to-value (LTV) financing for light industrial property, meaning a S$690,000 purchase would require a minimum down payment of S$172,500–S$207,000 plus stamp duties and fees. Buyers should consult their mortgage broker early in the acquisition process to confirm financing headroom and avoid overcommitting capital.

How does E-Centre @ Redhill compare to competing light industrial developments in the central region?

The central Singapore light industrial market includes competing developments such as the Redhill Industrial Park, Bukit Merah View industrial facilities, and the newer Tanjong Pagar and Keretapi Road light industrial clusters. E-Centre @ Redhill differentiates through integrated cargo lift access, individual unit toilet facilities, and modern electrification and climate control—amenities not uniformly present across legacy industrial buildings in the precinct. Competing facilities on Keretapi Road and Bukit Timah area light industrial zones trade at slightly lower per-square-foot rates (S$550–S$650 psf) but offer less convenient MRT accessibility and fewer modern operational amenities. Premium inner-city industrial alternatives such as Ubi and Loyang facilities command 15–25% higher per-square-foot pricing but cater to larger-scale manufacturing and represent a different buyer segment. E-Centre @ Redhill's valuation and specification position it competitively within the mid-market light industrial segment, offering meaningful amenity advantages over lower-priced peripheral alternatives whilst remaining accessible relative to premium city-edge locations. Prospective purchasers should physically inspect competing schemes in the immediate Redhill, Bukit Merah, and Alexandra Road corridors to validate relative value and specification before final commitment.

Are certain unit stack positions or floor levels at E-Centre @ Redhill likely to offer better value than others?

Ground-floor and lower-basement units at light industrial developments typically offer operational advantages (minimal cargo handling, direct loading dock access, reduced elevator dependency) but suffer from noise, vibration, and external environmental exposure concerns, often resulting in 10–15% per-square-foot discounts relative to mid-stack units. Mid-stack units (floors 3–7) represent optimal value positioning for light industrial property, balancing ease of vertical movement, stable environmental conditions, and strong resale appeal without the premium pricing commanded by higher floors. High-floor units (8+ storeys) are occasionally priced at modest premiums if architectural views or superior natural lighting are present, but for light industrial use cases these amenities provide limited occupier value and do not materially support rental rates or capital appreciation. E-Centre @ Redhill's reference units noted are positioned on high floors (#9), which may be priced marginally above strict market average but which may also attract occupiers valuing privacy, light, and long-term lease stability. Prospective buyers should request a unit-by-unit pricing matrix from the vendor and compare per-square-foot valuations across floor levels to identify relative value, recognising that mid-stack units typically offer the optimal balance of functionality and resale appeal for end-users and investors alike.

What future supply pipeline factors might influence capital appreciation and rental demand at E-Centre @ Redhill?

Singapore's light industrial stock has been relatively constrained in recent years due to land scarcity and conversion of industrial zones to mixed-use development (notably around Alexandra and Bukit Merah precincts). However, the Economic Development Board continues to advance industrial intensification and vertical factory schemes, which may increase supply of modern light industrial units within transport-accessible corridors. The Greater Southern Waterfront programme and evolving land use plans for Bukit Merah may introduce competing commercial and mixed-use schemes over the 10–20-year horizon, potentially creating alternative workspace options that fragment demand. Conversely, supply constraints in traditional light industrial zones (Ubi, Loyang) due to land limitations and residential encroachment have historically supported capital appreciation and sustained rental demand in more centrally located schemes such as E-Centre @ Redhill. Medium-term capital appreciation (5–10 years) is likely to be supported by continued supply limitations and transport accessibility; longer-term projections (15+ years) should account for the possibility of competing supply and use-case evolution in the precinct. Prospective buyers should monitor the Urban Redevelopment Authority's land use planning announcements and the Economic Development Board's industrial diversification programmes to assess long-term supply dynamics and capital preservation prospects.

Light Industrial At 3791 Jalan Bukit Merah — From S$3,599