Type

Units

Min Area

Price Range

Studio

2970 sqft

S$2.5M

Other

947 sqft

S$750K – S$2.5M

Property Highlights

Commercial development with 5 units currently available.
Prices currently range from S$750K to S$2.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$150K on this acquisition.
Located 8 min (670 m) from CC10 MacPherson MRT Station.

Price Trends & Rental Yield

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Oxley BizHub: Premium Light Industrial Space in Ubi's Established Business District

Oxley BizHub stands as a contemporary light industrial development positioned along Ubi Road 1, one of Singapore's most established business and logistics precincts. This B1-zoned property caters to the evolving needs of small and medium enterprises seeking purpose-built commercial space with modern amenities and strong visibility in a mature industrial enclave. The development's strategic positioning within the Ubi industrial cluster places it at the heart of a district renowned for its concentration of manufacturing, warehousing, and service-sector companies.

The architectural design of Oxley BizHub emphasises accessibility and street presence, with units featuring glass façade frontages that create an inviting, contemporary aesthetic. This design approach not only enhances the building's external appeal but also maximises natural light penetration into individual units, improving the working environment for occupants. The emphasis on high-visibility placement addresses a critical commercial requirement for businesses seeking to establish a prominent local presence without the premium costs associated with prime retail locations.

Space Configuration and Flexibility

Each unit within the development benefits from approved mezzanine extensions, a feature that substantially increases the effective usable floor area and operational flexibility. Rather than merely accepting the footprint dictated by the building shell, tenants and owner-occupiers can optimise their layouts to accommodate multi-level operations—from administrative offices positioned upstairs to active production or storage areas on the ground floor. This vertical flexibility has become increasingly valuable as businesses seek to maximise return on rental expenditure within a confined footprint.

Ground floor units offer particular advantages for businesses requiring regular customer or supplier access, as well as frequent goods movement. The dual-frontage configuration of select units provides multiple points of access and egress, reducing bottlenecks during peak operational hours and enhancing both safety and customer experience. This layout proves especially attractive to businesses in food preparation, light assembly, or distribution services where foot traffic and vehicle movement are daily requirements.

Investment Appeal and Rental Performance

For investors, Oxley BizHub presents a compelling proposition within the light industrial asset class, which has gained significant traction as Singapore's economy diversifies towards higher-value manufacturing and creative services. The development's positioning in a mature, well-established industrial zone provides reassurance regarding tenant demand and rental stability. Existing tenancy arrangements demonstrate market validation, with current rental rates reflecting fair-market valuations for purpose-built B1 space in this location.

The light industrial segment has historically exhibited stronger rental resilience compared to traditional office or retail assets, particularly during economic cycles when businesses migrate towards purpose-built, flexible workspaces outside the central business district. Oxley BizHub's proximity to transport infrastructure and established amenities makes it an attractive option for businesses seeking to balance operational efficiency with cost management.

Location and Connectivity

Situated just eight minutes' walk from MacPherson MRT Station (CC10), Oxley BizHub benefits from excellent public transport connectivity that extends across the broader East Coast and Central Region. This proximity to mass rapid transit significantly enhances the development's appeal to employees commuting from residential areas across Singapore, reducing the friction associated with accessing industrial premises by private transport. The MacPherson station serves as an interchange node, offering direct connections to multiple districts and business precincts throughout the island.

The surrounding neighbourhood encompasses a dense network of complementary light industrial facilities, logistics operators, and service providers, creating an ecosystem where businesses benefit from proximity to suppliers, service partners, and specialised facilities. This agglomeration effect has proven a powerful driver of tenant demand and pricing sustainability across multiple property cycles.

Compliance and Zoning Advantages

The B1 light industrial classification provides occupiers with considerable flexibility in permitted uses, encompassing a broad spectrum of activities including manufacturing, assembly, storage, distribution, and professional services. This zoning flexibility has become increasingly valuable as businesses adopt hybrid models incorporating production, warehousing, and administrative functions within a single location. The regulatory environment within B1 zones also typically permits extended operating hours compared to retail or food-and-beverage establishments, accommodating businesses with round-the-clock operational requirements.

All mezzanine structures within Oxley BizHub have been formally approved by the relevant authorities, eliminating the uncertainty and compliance risk associated with informal or semi-legal alterations. This formal approval underpins both the rental appeal of the space and its resale value, as prospective tenants and purchasers can proceed with confidence that the configuration is permanent and compliant.

Capital Appreciation Drivers

The light industrial asset class in established precincts like Ubi has demonstrated steady capital appreciation over extended holding periods, driven by scarcity of well-maintained, modernly designed space. As older industrial buildings age and reach end-of-life, supply constraints in the broader district tend to support valuations for newer, better-maintained facilities. Oxley BizHub's contemporary design and strategic location position it to benefit from this broader supply-demand dynamic.

Government policies favouring business continuity and operational resilience have also supported the long-term viability of well-sited industrial assets. The proximity to major residential areas, coupled with strong transport connectivity, ensures that tenant recruitment remains relatively straightforward across economic cycles, underpinning both cash flow stability and capital retention for investors.

Frequently Asked Questions

What rental yield can investors expect from light industrial units at Oxley BizHub?

Light industrial assets in established precincts like Ubi typically generate gross rental yields ranging from 4% to 6%, depending on unit size, location within the development, and current market conditions. Oxley BizHub's positioning within a mature industrial cluster with strong tenant demand supports yields within this range. Since current tenancies at the development are documented at approximately S$8,200 monthly (inclusive of GST), investors should factor in maintenance costs, property tax, and insurance when calculating net yield. The stability of the light industrial sector, relative to cyclical office or retail markets, provides confidence that rental income will remain relatively resilient across market cycles.

How does Oxley BizHub's per-square-foot pricing compare to other recent transactions in the Ubi industrial corridor?

Light industrial space in Ubi has traded in recent transactions at price points ranging from approximately S$800 to S$1,200 per square foot, depending on condition, mezzanine status, and exact location within the precinct. Oxley BizHub's pricing from S$2.5 million for units around 2,970 sqft translates to approximately S$840 per sqft, positioning it competitively within the current market band for modernly maintained space with approved mezzanine extensions. Properties with formal approval for vertical extensions, as is the case here, typically command a premium relative to units without such enhancements, reflecting the immediate operational flexibility they provide. Recent sales velocity in the Ubi cluster has remained steady, indicating sustained investor confidence in the asset class and the location.

What Additional Buyer's Stamp Duty (ABSD) would apply if a Singapore Citizen purchases Oxley BizHub as a second property?

Singapore Citizens purchasing a second residential property incur Additional Buyer's Stamp Duty at the current rate of 20%, calculated on the purchase price. For a property valued at S$2.5 million, ABSD would amount to S$500,000, substantially increasing the total acquisition cost alongside the standard Buyer's Stamp Duty. However, it is essential to note that light industrial properties classified as B1 commercial space may not always trigger residential ABSD, depending on the specific classification and use; purchasers should seek professional tax and legal advice to confirm the exact ABSD liability applicable to their transaction. Non-citizen investors generally do not face ABSD, though other foreign investor restrictions may apply depending on visa status and residency classification.

Are there lease decay risks and resale value concerns at Oxley BizHub?

Light industrial commercial properties typically operate under different tenure frameworks than residential leasehold units, with many transactions occurring on freehold or long-leasehold commercial terms that do not exhibit the same rate of value decay as residential units approaching lease expiry. Oxley BizHub's tenure structure should be verified at the point of purchase, but commercial properties in established precincts have historically retained value well into their later decades, particularly if actively maintained and upgraded. The building's modern design and recent construction ensure that structural and systems integrity remain high, reducing the risk of accelerated depreciation. Commercial properties also benefit from different valuation methodologies, with income generation and rental comparables often providing stronger support for valuations than lease-based depreciation factors.

How does proximity to MacPherson MRT (CC10) affect demand and capital appreciation at Oxley BizHub?

MacPherson MRT station's direct access to the Circle Line provides substantial connectivity advantage, with strong pedestrian traffic flows to and from the station during peak hours. This proximity reduces operational friction for tenant businesses, as employees and partners can access the property without requiring private vehicle transport, particularly valuable in a market where transportation costs and time represent significant business expenses. The MRT connectivity also enhances the development's appeal to a broader tenant pool, supporting rental stability and tenant replacement velocity when existing occupants vacate. Historical analysis of industrial properties near major MRT nodes demonstrates sustained capital appreciation relative to otherwise comparable assets in less accessible locations, as the convenience premium compounds over multiple property cycles. MacPherson's position within the broader East Coast and Central Region transport network provides further multiplier effects on accessibility.

Is Oxley BizHub suitable for different buyer profiles—HNW investors, business owner-occupiers, upgraders, and first-time commercial property buyers?

High-net-worth investors typically view light industrial assets in established precincts as portfolio diversification away from residential real estate, appreciating the steady rental income and lower leverage requirements relative to larger commercial developments. Business owner-occupiers—particularly small manufacturers, logistics operators, and professional service providers—find the space configuration, mezzanine flexibility, and location alignment with their operational requirements. First-time commercial property buyers often favour Oxley BizHub because the entry price point (from S$2.5 million) remains accessible relative to prime office or retail assets, whilst the B1 classification provides regulatory simplicity and broad tenant demand. Commercial property upgraders seeking to relocate from aging industrial buildings to modern facilities view Oxley BizHub as an opportunity to improve their operational environment and enhance their business image. The diversity of potential buyer motivations underpins consistent demand and relatively resilient capital values across market cycles.

What TDSR and financing headroom considerations apply to typical Oxley BizHub purchases at current price points?

For an S$2.5 million acquisition at typical light industrial financing rates (approximately 3.5% to 4.2%), a 70% loan-to-value mortgage (S$1.75 million) would incur monthly servicing costs in the region of S$8,300 to S$8,800. Singapore's Total Debt Servicing Ratio (TDSR) framework limits borrowers to no more than 60% of gross monthly income allocated to debt servicing across all liabilities; for a purchaser with existing personal or corporate liabilities, this threshold can constrain borrowing capacity. Investors utilising rental income to support financing applications will see substantial headroom, given that documented rents at Oxley BizHub (S$8,200+ monthly) can be applied towards serviceability calculations. Owner-occupiers without rental income will need to demonstrate adequate personal income to satisfy TDSR thresholds, typically requiring annual gross income exceeding S$166,000 to comfortably service a full purchase at market terms. Commercial property financing also operates under more flexible assessment frameworks than residential lending, with banks increasingly willing to underwrite based on property cash-flow metrics.

How does Oxley BizHub compare to other competing light industrial developments in the Ubi and surrounding Geylang industrial area?

The Ubi and greater Geylang industrial corridor encompasses multiple competing developments ranging from older walk-up warehouses to modern purpose-built light industrial parks. Oxley BizHub's competitive positioning rests on its contemporary architecture, approved mezzanine enhancements, strong MRT connectivity, and well-maintained public spaces within the development. Competing assets in the same precinct often lack formal mezzanine approval or feature less transparent glass façade design, reducing their street visibility and modern appeal. Newer competing developments in the same district have emerged at comparable or slightly higher price points, but Oxley BizHub's established tenant base and demonstrated rental history provide validation of the asset's quality and market acceptance. The relative scarcity of ultra-modern light industrial space in the Ubi corridor supports pricing firmness, as tenant demand continues to exceed available supply of premium, recently upgraded facilities. Older competing assets typically show pricing pressure and extended void periods, reinforcing Oxley BizHub's value proposition.

Which unit stack or floor level within Oxley BizHub offers the best value proposition?

Ground floor units command premium pricing due to their direct street frontage, dual-access capability, and suitability for businesses requiring frequent customer or goods movement. However, upper-level units often deliver superior value on a per-sqft basis, particularly for occupiers with less intensive public interaction requirements, such as back-office operations, light assembly, or storage. The approved mezzanine extensions apply universally across the development, meaning that upper-level units do not sacrifice vertical flexibility relative to ground-floor counterparts. Occupiers prioritising cost efficiency—particularly light industrial operators and professional services firms—often find upper-level positioning offers 5% to 10% pricing discount relative to ground floor equivalents, with minimal operational compromise. The building's internal vertical circulation and lift infrastructure determines the practical appeal of different stack levels; modernly designed buildings typically exhibit even demand distribution across levels. First-time investors seeking entry-level exposure to the light industrial sector may find better value in non-prime stack positioning, with the pricing discount supporting stronger yields on capital deployed.

What is the future supply pipeline in the Ubi and East Coast industrial corridor, and how might this affect Oxley BizHub's capital appreciation?

Singapore's broader light industrial supply pipeline has moderated significantly relative to previous decades, with government planning increasingly channelling new industrial development towards secondary locations (such as Tuas and Changi) to preserve inner-ring industrial precincts for higher-value manufacturing and services. The Ubi precinct itself has experienced limited new supply additions in recent years, meaning that Oxley BizHub operates within a relatively constrained competitive landscape. Long-term strategic planners expect continued intensification of existing industrial estates through redevelopment of aging buildings rather than new greenfield sites; this dynamic supports valuations for recently upgraded assets like Oxley BizHub. The proximity to established transport infrastructure, residential areas, and business agglomeration clusters makes Ubi unlikely to experience significant new competing supply in the medium term (5–10 years). Any new supply that does emerge is expected to occur at premium price points reflecting modern design and enhanced specifications, further supporting relative valuations of well-maintained existing assets. This supply-constrained outlook provides confidence to capital investors that acquisition decisions at current pricing will face minimal negative pressure from new competitive entrants.

Light Industrial At 61 Ubi Road 1 — From S$750K