Type

Units

Min Area

Price Range

Other

1905 sqft

S$1.1M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$1.1M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220K on this acquisition.
Located 8 min (670 m) from CC10 MacPherson 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.

Oxley BizHub 2: Premium Light Industrial Space in Singapore's Ubi Precinct

Oxley BizHub 2 represents a significant opportunity within Singapore's thriving light industrial sector. Situated at 62 Ubi Road 1, this development captures the essence of what makes the Ubi corridor one of Asia's most dynamic manufacturing and logistics hubs. The project brings contemporary light industrial architecture to a neighbourhood already renowned for its concentration of precision engineering firms, food production facilities, and value-added logistics operators.

The Ubi precinct has evolved over decades into a mature industrial estate where land scarcity and strong tenant demand create a natural floor beneath property values. Oxley BizHub 2 benefits from this established market fundamentals, offering units designed to accommodate the operational needs of modern small-to-medium enterprises. With floor plates spanning approximately 1,905 sqft and beyond, individual units provide sufficient space for light manufacturing processes, warehousing with office mezzanines, service centres, and specialist retail operations.

Location and Accessibility

The development's position on Ubi Road 1 places it within an eight-minute walk—approximately 670 metres—from MacPherson MRT Station (CC10), a critical advantage that distinguishes Oxley BizHub 2 from peripheral industrial properties. This proximity to public transport enhances appeal to both tenants and their employees, reducing operational commute friction and supporting talent retention in a competitive labour market. MacPherson Station sits on the Circle Line, providing direct connectivity to the Central Business District and other major employment nodes across Singapore.

Beyond rail access, the location offers immediate advantages via major road networks. Ubi Road 1 connects seamlessly to the Pan-Island Expressway (PIE) and other primary arterials, making the site exceptionally convenient for logistics operators requiring rapid distribution to ports, airports, and domestic markets. This infrastructure connectivity underpins the consistent tenant demand observed throughout the Ubi estate.

Market Positioning and Tenant Profile

Light industrial properties classified as B1 occupancies have demonstrated resilience across market cycles. Oxley BizHub 2's design accommodates a diverse range of operational activities: precision engineering workshops, food processing and packaging facilities, electronics assembly, pharmaceutical manufacturing, and professional service operations all thrive within this sector. The diversity of potential tenant profiles reduces concentration risk and supports sustained rental demand even during economic transitions.

The building's scale and facilities reflect modern expectations for industrial occupiers. Adequate loading and unloading zones, flexible unit configurations, and efficient logistics flow characterise contemporary B1 developments. These operational amenities justify rental premiums relative to older industrial stock, supporting healthier yield profiles for investors.

Investment Fundamentals

Investors considering acquisition of units within Oxley BizHub 2 should evaluate both rental income and capital appreciation vectors. The Ubi industrial precinct has historically delivered steady rental growth as Singapore's land constraints push industrial rents upward. Tenant retention rates in well-maintained, well-located facilities typically exceed 80%, providing income stability attractive to yield-focused portfolios.

Capital values in the Ubi precinct have tracked broader industrial property appreciation, with selective locations appreciating 3-5% annually over medium-term holding periods. The MacPherson MRT proximity and modern facilities position Oxley BizHub 2 within the higher-tier segment of Ubi supply, potentially supporting above-average appreciation relative to peripheral estates.

Regulatory and Tax Considerations

Purchasers acquiring units as second or subsequent residential or investment properties should factor Additional Buyer's Stamp Duty (ABSD) into their investment analysis. The current ABSD rate for Singapore Citizens purchasing a second residential property stands at 20%, substantially increasing acquisition costs. While Oxley BizHub 2 units are classified for light industrial use rather than residential occupation, buyers should clarify whether any regulatory classification might trigger ABSD obligations under specific circumstances.

Financing considerations also merit attention. Most institutional lenders offer competitive mortgage terms for commercial and light industrial properties, typically at 70-80% loan-to-value ratios. Investors should model debt servicing capacity conservatively, assuming modest rental growth and accounting for cyclical vacancy periods that characterise industrial markets.

Competitive Context and Supply Dynamics

The Ubi corridor hosts numerous competing light industrial developments spanning different vintage years and specification levels. Oxley BizHub 2's modern construction and MRT proximity position it competitively relative to older stock in the immediate vicinity. The scarcity of newly-constructed light industrial space in central locations—driven by limited available land and planning restrictions—enhances the project's relative appeal to tenants seeking contemporary facilities.

Forward supply pipeline in the Ubi precinct remains modest compared to residential or commercial segments. This supply constraint, combined with persistent tenant demand driven by Singapore's role as a regional manufacturing and logistics centre, supports fundamentally constructive market conditions for well-located industrial properties.

Unit Economics and Space Utilisation

Individual units within Oxley BizHub 2 provide efficient floor plates that minimise wasted circulation space while accommodating flexible fit-out configurations. The approximately 1,905 sqft unit size represents an optimal scale for many operational profiles: large enough to support efficient production workflows, yet compact enough to maintain reasonable occupancy cost ratios that support competitive rental pricing relative to tenant revenues.

Prospective occupiers evaluating such spaces should factor in specialist fit-out costs appropriate to their operational requirements. Modern B1 shell conditions reduce these costs relative to older buildings, shortening lease commencement timelines and improving overall project feasibility for tenant operators.

Strategic Considerations for Different Buyer Profiles

Owner-operators seeking to consolidate their own business operations benefit from direct control over lease terms, fit-out specifications, and long-term occupancy certainty. The Ubi location provides excellent operational synergies for businesses serving Singapore's manufacturing export markets. Portfolio investors appreciate the diversified tenant base available in light industrial markets and the rental yield stability that modern, well-located facilities command. First-time commercial property buyers find light industrial assets less operationally complex than food and beverage or hospitality ventures, with straightforward tenant management and lower day-to-day intervention requirements.

Long-Term Value Creation

Oxley BizHub 2's enduring appeal rests upon Singapore's structural demand for efficient, accessible light industrial space. As the island's manufacturing sector continues evolving toward higher value-added activities, demand for modern facilities supporting precision operations and logistics coordination will persist. The project's MacPherson MRT proximity and central Ubi location position it to capture this sustained demand across multiple economic cycles, supporting both rental income and appreciation potential for long-term holders.

Frequently Asked Questions

What rental yield can investors reasonably expect from light industrial units at Oxley BizHub 2?

Light industrial B1 properties in the Ubi precinct typically deliver gross rental yields in the 4–6% range, depending on specific unit configuration, tenant profile, and lease terms negotiated. Oxley BizHub 2's modern facilities and MacPherson MRT proximity position it toward the higher end of this yield spectrum relative to older Ubi stock, as operators are willing to pay rental premiums for contemporary specifications and accessibility. Net yields after accounting for outgoings, maintenance reserves, and vacancy provisions typically settle at 3–4% for conservative investors modelling cyclical occupancy. Yield stability in industrial markets depends heavily on tenant credit quality and lease length; blue-chip manufacturing and logistics tenants typically deliver yield consistency superior to smaller, less-established operators.

How does Oxley BizHub 2's pricing compare to recent light industrial transactions in the Ubi area?

The Ubi precinct has seen price-per-square-foot (psf) transactions for modern light industrial space ranging from S$550–S$750 psf in recent comparable transactions, with premium units near major MRT nodes or with superior facilities commanding higher multiples. Oxley BizHub 2's pricing reflects its modern specifications and MacPherson proximity, positioning it within or slightly above this range depending on specific unit features and market timing. Recent transactional evidence suggests that newly-completed or recently-refurbished B1 developments in Ubi trade at psf premiums of 10–15% relative to older estate stock, reflecting tenant preference for contemporary operational specifications and compliance with current building codes. Investors should benchmark specific unit pricing against recent arms-length transactions in the same micromarket to validate entry valuations.

Does Additional Buyer's Stamp Duty (ABSD) apply to light industrial unit purchases at Oxley BizHub 2?

Light industrial B1 properties are typically classified for non-residential commercial use rather than residential occupation, and consequently may fall outside standard ABSD regimes that apply specifically to second residential property acquisitions. However, regulatory treatment can vary by specific property classification and purchaser circumstances; Singapore Citizens acquiring second properties in certain categories face a 20% ABSD rate regardless of residential versus commercial designation. Purchasers must obtain clear confirmation from IRAS and their conveyancing solicitors regarding ABSD applicability before committing to acquisition, as regulatory treatment of mixed-use or borderline commercial properties can generate unexpected stamp duty liabilities if misclassified. Given the 20% ABSD rate for second residential properties, clarity on classification is essential to accurate financial modelling.

What lease tenure implications exist for Oxley BizHub 2, and how might lease decay affect long-term resale value?

Oxley BizHub 2 units carry either 99-year or freehold tenure depending on individual unit designation; freehold units command a capital premium reflecting indefinite occupancy rights, whilst 99-year leasehold properties gradually decline in value as the lease approaches expiry (typically accelerating decline becomes material beyond 60 years remaining). For most investors with typical 10–20 year holding horizons, 99-year leasehold presents manageable lease decay, with annual value erosion typically running 1–2% annually in early-to-mid lease lifecycle periods. However, investors planning longer holding periods or exit to secondary markets should favour freehold units or negotiate lease renewal provisions with the landlord at acquisition. Institutional finance providers typically lend more conservatively against shorter remaining leasehold periods, potentially restricting future refinancing optionality if lease terms shorten materially.

How does proximity to MacPherson MRT (8 minutes walk) influence tenant demand and capital appreciation for Oxley BizHub 2?

MRT proximity significantly amplifies tenant attraction for light industrial operators, particularly those requiring frequent staff commuting and goods collection by public transport-dependent workers. The eight-minute walk to MacPherson Station (CC10) places Oxley BizHub 2 within Singapore's 'golden mile' for industrial accessibility, supporting sustained demand from operators in sectors such as food services, precision manufacturing, and logistics coordination. Properties within 10-minute MRT walking radius historically command 10–15% capital value premiums relative to peripheral estates without equivalent public transport access, reflecting both occupier demand and investor appetite. Historical appreciation trends in the Ubi precinct suggest that MRT-adjacent industrial properties have outperformed peripheral estates by approximately 1–2 percentage points annually over 10-year measurement periods, indicating that MacPherson proximity should contribute positively to long-term capital appreciation expectations.

Which investor and operator profiles are best suited to acquiring and occupying units at Oxley BizHub 2?

Owner-operators in precision engineering, food manufacturing, specialist logistics, and professional services find Oxley BizHub 2 particularly attractive, given the MacPherson location's operational synergies and the building's modern specifications supporting complex production workflows. Portfolio investors seeking yield-stable, lower-volatility commercial assets benefit from light industrial demand fundamentals—tenant credit quality in this sector is generally strong, and operational management is less demanding than hospitality or F&B ventures. First-time commercial property buyers appreciate industrial assets' relative simplicity: straightforward tenant management, clearly-defined lease structures, and minimal day-to-day operational involvement versus alternative commercial categories. High-net-worth investors diversifying away from residential property can utilise industrial acquisitions as inflation-hedge, tangible assets with genuine operational utility, thus supporting patient capital strategies and lower-volatility portfolio construction.

What Total Debt Service Ratio (TDSR) and financing headroom implications should investors model at typical Oxley BizHub 2 price points?

Institutional lenders typically advance 70–80% loan-to-value for light industrial properties with strong occupancy histories and creditworthy tenants, implying that acquisition of a unit at median Oxley BizHub 2 pricing requires 20–30% equity capital outlay. At estimated median pricing levels, debt servicing on typical 25-year amortisation schedules would require monthly cash rental income of approximately 40–50% of gross rent collected to stay comfortably within TDSR limits (typically capped at 60% for commercial property investors by most lenders). Investors should model conservatively, assuming cyclical 10–15% vacancy periods and building maintenance reserves at 1–2% of gross rental income, to ensure adequate financing headroom across market cycles. Floating-rate financing creates additional complexity; investors should stress-test debt servicing capacity assuming 2–3% upside interest rate movements to confirm sustainable leverage ratios across potential refinancing cycles.

How does Oxley BizHub 2 compete against nearby light industrial developments and what distinguishes it in a crowded Ubi marketplace?

The Ubi precinct hosts numerous competing light industrial estates spanning different vintage years, specification levels, and occupancy profiles; some heritage estates date to the 1980s–1990s, whilst newer developments offer contemporary specifications comparable to Oxley BizHub 2. Key differentiation factors favouring Oxley BizHub 2 include modern B1 shell specification, contemporary building systems reducing occupant fit-out costs, and explicit MacPherson MRT proximity—many competing Ubi estates sit 12–18 minutes' walk from rail access, materially reducing tenant appeal. Newer competing developments in the adjacent Geylang or Kallang precincts may offer fractionally lower occupancy costs, yet Oxley BizHub 2's established Ubi location provides superior logistics network density and a larger pool of potential tenants already operating in the corridor. Investors should conduct site inspections comparing functional floor plans, loading dock facilities, and fire safety/building code compliance standards to validate pricing differentiation relative to specific competing assets.

Are certain floor levels or unit stack positions within Oxley BizHub 2 likely to deliver superior value or operational utility?

Ground floor and lower-storey units typically command occupier premiums in light industrial buildings, reflecting easier goods inflow/outflow, reduced vertical transportation requirements, and lower average occupancy costs per unit of storage volume achieved. However, ground floor units may experience slightly higher maintenance costs (weather exposure, pedestrian-level security considerations) and potentially reduced natural light if designed as warehouse rather than office-focused spaces. Mid-storey units (floors 2–4) often represent optimal value compromise, combining reasonable goods accessibility via lift/ramp systems with lower lease rates relative to ground positions and superior natural light for office functions. Higher storey units suit office-intensive operations or back-office functions with minimal goods handling, often attracting lower rental rates reflecting reduced operational utility but potentially lower occupancy costs for suitable tenant profiles. Building layout and circulation efficiency should be evaluated individually; some developments optimise certain floor plates more effectively than others depending on structural spans and core positioning.

What future supply pipeline exists in the Ubi industrial precinct, and how might it influence long-term capital appreciation at Oxley BizHub 2?

The Ubi precinct faces significant land constraints that limit new industrial supply; most available development sites have been substantially absorbed over recent decades, and land scarcity actively restricts new project commencement. Forward supply pipeline reports suggest minimal large-scale new B1 additions expected in Ubi over the next 5–7 years, with most future development activity likely concentrated in peripheral industrial estates at less-convenient locations. This supply scarcity, combined with Singapore's structural manufacturing and logistics demand, supports constructive long-term appreciation fundamentals for well-located existing stock like Oxley BizHub 2. Limited new supply typically accelerates rental growth as occupiers compete for access to prime locations—historical evidence suggests that supply-constrained precincts deliver rental growth 1–2 percentage points above unconstrained markets. However, if alternative industrial capacity emerges in Jurong, Tuas, or other growth precincts at materially lower occupancy cost, some marginal demand could shift; investors should monitor macro supply pipeline announcements to anticipate potential medium-term demand pressures on established locations like Ubi.

Oxley Bizhub 2 — From S$1.1M