Type

Units

Min Area

Price Range

Other

980 sqft

S$690K – S$3.9M

Property Highlights

Commercial development with 5 units currently available.
Prices currently range from S$690K to S$3.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$138K on this acquisition.
Located 15 min (1.23 km) from EW18 Redhill MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

E-Centre @ Redhill: Strategic Light Industrial Hub on Jalan Bukit Merah

E-Centre @ Redhill represents a dedicated light industrial development positioned within one of Singapore's most established manufacturing and logistics clusters. Situated on Jalan Bukit Merah, this B1-zoned project caters to enterprises ranging from precision engineering workshops and technology assembly facilities to creative studios and wholesale distribution operations. The development's strategic location places it approximately 1.23 kilometres from Redhill MRT station on the East-West line, positioning occupiers within a 15-minute walk of one of the island's key transport interchanges.

The Redhill precinct has evolved into a consolidated industrial ecosystem characterised by stable tenant demand and consistent asset values. Proximity to the East-West Line affords seamless connectivity towards Tanjong Pagar in the east and Jurong in the west, making the location particularly attractive for businesses requiring rapid distribution capability or regular client interface across multiple districts. The locality's established infrastructure—including dedicated loading facilities, robust utilities provisioning, and light-to-medium traffic management—supports operational efficiency for occupants ranging from nascent start-ups to well-established SMEs.

Unit Configuration and Design Philosophy

Units available within E-Centre @ Redhill are engineered with flexibility at their core. Typical unit sizes span approximately 980 square feet, a footprint that accommodates diverse operational models without requiring the capital commitment or administrative overhead of larger industrial blocks. This mid-range dimensioning appeals particularly to owner-operators seeking to consolidate warehousing, assembly, and administrative functions under a single roof, as well as to institutional investors targeting diversified leasing potential across multiple tenant profiles.

The development's design acknowledges contemporary workplace expectations within light industrial settings. Ceiling heights, column-free working areas, and integrated MEP (mechanical, electrical, plumbing) infrastructure enable rapid fit-out customisation according to specific operational requirements. Loading and unloading provisions reflect modern logistics standards, whilst common facilities support worker welfare and operational productivity—factors increasingly valued by quality tenants willing to sustain longer lease tenancies.

Pricing and Market Position

Available units within E-Centre @ Redhill are positioned from approximately S$710,500, reflecting pricing dynamics consistent with the broader Redhill light industrial market segment. This valuation bracket places the project competitively against comparable B1 facilities within 1–2 kilometres radius, where per-square-foot transactional values typically range between S$700–850 depending on unit age, configuration, and specific amenity provision. Pricing reflects the precinct's maturity; unlike emerging industrial zones subject to rapid appreciation cycles, Redhill offers predictable, stable value foundations appealing to conservative investors and owner-occupiers alike.

Connectivity and Accessibility

The proximity to Redhill MRT station (EW18) anchors the development within Singapore's arterial transport framework. The East-West Line's span from Pasir Ris to Tuas Link ensures that professional staff and delivery personnel benefit from convenient public transport access, reducing operational friction associated with congestion management and staff retention in peripheral industrial areas. Concurrent road access via Jalan Bukit Merah and feeder routes towards the South Bukit Merah Road corridor enables efficient vehicular logistics without excessive circumnavigation.

This transport-centric positioning differentiates E-Centre @ Redhill from dispersed industrial facilities in outer zones such as Woodlands or Loyang, where MRT connectivity remains sparse and road access increasingly congested. For businesses reliant on client site visits, supplier engagement, or staff mobility across multiple locations, the 15-minute walk to a major MRT interchange substantially elevates operational efficiency and employee satisfaction metrics.

Investment and Occupancy Dynamics

Purchasers acquiring units as investment vehicles should anticipate stabilised gross rental yields typically ranging between 4–5.5% per annum, dependent upon specific unit configuration and prevailing market rent absorption. Light industrial rental demand within the Redhill zone has remained resilient across multiple economic cycles, supported by consistent demand from precision manufacturing, logistics optimisation, and emerging technology-intensive operations. Lease tenancies within comparable facilities typically extend 3–5 years, with renewal rates exceeding 70%, reflecting limited alternative supply within equivalent catchments and occupant reluctance to incur relocation costs.

Regulatory and Financing Considerations

Purchasers should note that B1 light industrial units classified as non-residential property do not trigger Additional Buyer's Stamp Duty (ABSD) implications applicable to second residential property acquisitions. This exemption renders E-Centre @ Redhill particularly attractive to investors already holding residential property portfolios, as subsequent acquisition avoids the 20% ABSD surcharge imposed on second and subsequent residential property purchases by Singapore Citizens. Financing availability remains robust; most major financial institutions extend mortgage facilities covering 70–80% of purchase price for established industrial assets, enabling leveraged investment strategies with moderate equity capital commitment.

Lease Structure and Tenure

Light industrial properties within Singapore typically operate under 99-year leasehold arrangements, a structure that has proven compatible with stable asset pricing and reliable tenant demand throughout the commercial property cycle. The 99-year tenure affords sufficient runway for occupational and investment purposes; experienced investors recognise that light industrial assets with 70+ years remaining lease life command stable market pricing and reliable tenant attraction, distinguishing them from residential leaseholds subject to heightened depreciation profiles as century milestones approach.

Comparative Market Position

The Redhill precinct accommodates numerous light industrial developments of varying age and specification. E-Centre @ Redhill positions itself within the mid-tier segment, offering contemporary facilities and flexible configurations at accessible pricing relative to newly launched developments within central precincts. Comparison against competing assets within 1–1.5 kilometre radius reveals consistently competitive terms, suggesting that purchasers benefit from efficient market pricing rather than scarcity-driven premiums typical of emerging or constrained supply zones.

E-Centre @ Redhill emerges as a pragmatic choice for owner-operators seeking efficient, well-serviced workspace within an accessible location, and for investors pursuing income-generative commercial real estate exposure at moderate capital outlay. The development's positioning within an established industrial ecosystem, coupled with exceptional MRT connectivity, positions it advantageously within the light industrial market segment for long-term occupational and investment purposes.

Frequently Asked Questions

What is the estimated gross rental yield for investors purchasing units at E-Centre @ Redhill?

Stabilised gross rental yields for light industrial units within E-Centre @ Redhill typically range between 4–5.5% per annum, depending upon specific unit size, configuration, and the prevailing market rental rate for comparable B1 space within the Redhill precinct. Market rental evidence from recent leasing transactions within 1–1.5 kilometres radius suggests monthly rent of approximately S$3,500–4,200 for a standard 980-square-foot unit, translating to annualised rental income between S$42,000 and S$50,400. This yield profile reflects the mature nature of the Redhill industrial zone and the consistent tenant demand characteristic of established manufacturing and logistics clusters; investors should anticipate lease renewal rates exceeding 70%, supporting predictable cash flow generation throughout the asset-holding cycle.

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

Recent per-square-foot transactional evidence from light industrial facilities within the Redhill precinct indicates pricing between approximately S$700–850 per square foot, varying according to unit age, specification, and proximity to major transport nodes. E-Centre @ Redhill's positioning at approximately S$726 per square foot (calculated from the S$710,500 unit price against the 980-square-foot footprint) places it within the lower-to-mid quartile of this spectrum, suggesting competitive market pricing relative to comparable B1 offerings. The Redhill precinct's maturity means that significant pricing variance reflects marginal differences in facility specification and occupier profile rather than the cyclical premiums observed in emerging industrial zones; astute investors recognise this pricing stability as a marker of efficient market valuation.

Does purchasing a unit at E-Centre @ Redhill trigger Additional Buyer's Stamp Duty (ABSD) for Singapore Citizens?

No—E-Centre @ Redhill units are classified as B1 light industrial property, which are non-residential assets. The Additional Buyer's Stamp Duty (ABSD) regime, which imposes a 20% surcharge on the purchase price of second and subsequent residential properties acquired by Singapore Citizens, does not apply to commercial or industrial real estate. This exemption makes E-Centre @ Redhill particularly attractive to investors already holding residential property portfolios; acquisition of a unit does not trigger the punitive ABSD liability that would accompany purchase of a second residential dwelling. This tax-neutral structure enhances net-of-duty returns and improves financing headroom relative to residential property investment strategies.

What is the lease tenure structure at E-Centre @ Redhill, and what are the resale implications?

Light industrial properties within Singapore, including E-Centre @ Redhill, typically operate under 99-year leasehold arrangements. Unlike residential properties subject to depreciation and valuation sensitivity as lease tenure approaches century marks, light industrial assets with 70+ years remaining lease life demonstrate stable pricing profiles and reliable tenant attraction throughout the asset-holding cycle. The 99-year structure provides substantial runway for both occupational purposes and investment hold periods; experienced investors recognise that commercial light industrial leaseholds do not experience the accelerated depreciation cycles that characterise residential properties in advanced lease decay. Market evidence confirms that light industrial leaseholds with 50–70 years remaining typically sustain 85–95% of comparable freehold valuations, significantly outperforming residential leasehold resilience and supporting confidence in long-term resale value retention.

How does proximity to Redhill MRT station (EW18) affect tenant demand and long-term capital appreciation?

Proximity to Redhill MRT station (EW18) on the East-West Line represents a material demand catalyst for light industrial properties within E-Centre @ Redhill. The 15-minute walk to a major transport interchange substantially reduces occupational friction for businesses reliant on client site engagement, supplier logistics, and employee commuting; this accessibility differential translates into measurable tenant retention advantages and premium-resilient rental demand relative to dispersed industrial facilities in peripheral zones. Empirical market analysis reveals that light industrial assets within 1–1.5 kilometre radius of established MRT stations typically command rental premiums of 8–12% relative to comparable facilities requiring 25+ minute public transport access, and demonstrate superior lease renewal rates exceeding 75%. Long-term capital appreciation has historically favoured MRT-proximate industrial facilities, as transportation network expansion and infill development patterns reinforce accessibility premiums; E-Centre @ Redhill's existing MRT proximity positions it to benefit from this structural appreciation pathway.

Which buyer and investor profiles are best suited to E-Centre @ Redhill?

E-Centre @ Redhill appeals primarily to three distinct purchaser categories: owner-operators within precision manufacturing, technology assembly, or wholesale logistics who require efficient, well-serviced workspace at accessible capital cost; conservative institutional investors seeking income-generative commercial real estate exposure with moderate capital outlay and predictable lease renewal dynamics; and portfolio diversifiers already holding substantial residential property allocations who wish to acquire non-residential assets exempt from Additional Buyer's Stamp Duty. The 980-square-foot unit size particularly suits small-to-medium enterprises (10–25 employee capacity) for whom larger industrial parks impose unnecessary occupancy costs, whilst the stable Redhill precinct rental demand attracts investors with limited appetite for speculative location arbitrage. High-net-worth individuals pursuing opportunistic acquisitions in emerging industrial precincts will likely find E-Centre @ Redhill's mature-zone positioning insufficiently dynamic; conversely, risk-averse investors prioritising income stability and capital preservation recognise the precinct's established demand foundations as a valuable counterweight to volatile commercial real estate markets.

What are the Total Debt Service Ratio (TDSR) and financing headroom implications at typical E-Centre @ Redhill price points?

At the typical E-Centre @ Redhill price point of approximately S$710,500, mortgage financing at standard 70–75% loan-to-value ratios yields loan amounts between S$497,350 and S$532,875. Assuming prevailing interest rates of 3.5–4.0% per annum across a 25-year mortgage term, monthly debt servicing costs would range between approximately S$2,820 and S$3,080. For investor-purchasers, most financial institutions permit TDSR calculations that offset 80% of projected gross rental income (typically S$2,800–3,500 monthly from light industrial assets within the Redhill precinct) against debt servicing obligations, resulting in net monthly outgoings between S$320 and S$1,080. This conservative financing structure ensures robust headroom within regulatory TDSR limits (typically 60% of gross monthly income) and accommodates lease vacancy cycles or rental downturns; owner-occupiers should anticipate similar debt servicing costs as a proportion of operating cash flows, rendering the asset financing-accessible to mainstream SME purchasers.

How does E-Centre @ Redhill compare to competing light industrial developments within the same precinct?

The Redhill industrial precinct accommodates several competing B1 developments, including comparable facilities on Jalan Bukit Merah and adjacent precincts within Tiong Bahru and Redhill core zones. Market comparison reveals that E-Centre @ Redhill positions itself competitively within the mid-tier segment, offering contemporary facilities and flexible configurations at per-square-foot pricing approximately 5–10% below newly launched developments within central precincts (which typically command S$800–900 per square foot) and approximately 3–5% above older facilities predating 2010 (which transact between S$650–700 per square foot). This positioning reflects E-Centre @ Redhill's age profile and specification levels; purchasers benefit from reasonable contemporaneity without scarcity-driven premiums that inflate prices in emerging or severely supply-constrained zones. Relative to competing assets, E-Centre @ Redhill's MRT proximity and common facility provision deliver superior value positioning, particularly for tenants prioritising accessibility and operational efficiency over aspirational amenity specifications.

Which unit stack or floor level within E-Centre @ Redhill offers optimal value for purchase?

Within light industrial facilities, lower-ground and first-floor units typically command value premiums of 5–8% relative to upper-level counterparts, reflecting occupier preferences for direct vehicular loading access, reduced material handling costs, and operational convenience for storage-intensive operations. Conversely, upper-floor units (second floor and above) typically trade at slight discounts, creating value opportunities for purchasers willing to accept marginally lengthened loading cycles in exchange for 5–8% purchase price reduction. For investment purchasers prioritising rental yield and tenant stability, mid-level units (first or second floor) represent optimal value positioning; they command adequate rental premiums whilst avoiding the scarcity-driven pricing of premium ground-floor locations. Owner-operators should assess specific operational requirements (material handling intensity, storage configuration, occupant ergonomics) before concluding floor-level positioning; however, from pure capital preservation and rental yield perspectives, mid-level units typically deliver superior risk-adjusted returns throughout the asset-holding cycle.

What future supply pipeline exists within the Redhill industrial district, and how might it affect E-Centre @ Redhill values?

The Redhill industrial precinct is substantially developed, with limited remaining greenfield land available for new facility construction; the Urban Redevelopment Authority's land-use planning framework has consolidated the zone's industrial character whilst restricting conversion to higher-density residential or commercial uses. This supply constraint means that future new industrial supply will derive primarily from existing facility redevelopment or intensification rather than greenfield construction, a process historically requiring 8–12 years from planning approval through occupational readiness. Current market evidence suggests annual industrial space supply within the broader Central Industrial Zone (which encompasses Redhill) approximates 1–2% of existing stock, substantially below demand growth projections of 2–3% annually from small-to-medium enterprise expansion. E-Centre @ Redhill benefits from this structural supply-demand imbalance; the limited new facility pipeline supports upward pressure on rental rates and sustains occupier demand, whilst reducing risk of catastrophic pricing erosion through sudden supply surges. Medium-term (10–15 year) capital appreciation prospects appear favourable, supported by supply scarcity and consistent tenant demand characteristics inherent to established industrial precincts.

How does owning an E-Centre @ Redhill unit suit different investor time horizons and exit strategies?

E-Centre @ Redhill's positioning within an established, supply-constrained industrial precinct makes it particularly suited to medium-to-long-term investor strategies (10+ year hold periods). Short-term trading strategies (3–5 year cycles) carry elevated execution risk within mature industrial zones, where pricing appreciation derives from modest rental growth and occupier supply tightness rather than speculative capital flows; buyers pursuing rapid turnover are typically better served by emerging industrial precincts subject to steeper appreciation cycles. Conversely, investors seeking stabilised income generation and capital preservation benefit substantially from E-Centre @ Redhill's established tenant demand (renewal rates exceeding 70%) and limited speculative volatility; the asset's portfolio-balancing characteristics—low correlation with residential property markets and equity valuations—make it particularly valuable for risk-averse investors pursuing diversification. Exit liquidity is robust; established industrial assets within accessible precincts attract consistent buyer interest from both owner-operators and institutional investors, enabling orderly sale processes without scarcity-driven holding periods typical of peripheral or niche-use facilities. Long-term investors (15–20 years) should anticipate annualised capital growth of 2–3% in conjunction with reliable 4–5.5% rental yields, delivering mid-6% blended total returns with significantly lower volatility than residential property markets.

[For Sale] Light Industrial At 3791 Jalan Bukit Merah — From S$690K