Type

Units

Min Area

Price Range

Other

1410 sqft

S$889K – S$1.9M

Property Highlights

Commercial development with 2 units currently available.
Prices currently range from S$889K to S$1.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$178K on this acquisition.
Located 8 min (670 m) from CC10 MacPherson MRT Station.

Price Trends & Rental Yield

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Oxley BizHub: Strategic Light Industrial Investment in Ubi

Oxley BizHub stands as a purposefully designed light industrial development located at 65 Ubi Road 1, positioned within Singapore's most dynamic business and industrial enclave. The development caters to enterprises requiring functional, well-appointed B1-zoned workspace without the premium overheads of central business districts. Situated merely 670 metres—an eight-minute walk—from MacPherson MRT Station on the Circle Line, the property benefits from seamless connectivity that enhances both tenant recruitment and asset liquidity for investor-owners.

The development serves a broad spectrum of commercial users, from established manufacturing concerns and logistics operators to technology firms, professional services providers, and light assembly operations. The B1 classification permits diverse permitted uses including light industrial processing, storage facilities, and office-compatible activities, affording users considerable flexibility in adapting their leasehold spaces to evolving business needs. This versatility has become increasingly attractive as Singapore's economy diversifies and hybrid work-industrial models emerge.

Strategic Location and Connectivity

Ubi Road 1 occupies a pivotal location within the broader Ubi industrial zone, an area that has experienced sustained economic activity and infrastructure investment over the past decade. The proximity to the Pan-Island Expressway and East Coast Parkway provides seamless logistics connectivity for businesses requiring frequent goods movement or client visits across the island. MacPherson MRT Station's Circle Line connection affords commuters and suppliers direct access to the CBD, Airport, and Changi Business Park within 20 to 30 minutes—a critical factor for talent retention and operational efficiency.

The neighbourhood surrounding Oxley BizHub has evolved into a mixed-use employment zone combining established industrial operators with newer technology incubators and creative enterprises. Nearby amenities including food and beverage outlets, professional services, and ancillary retail support the daily operational needs of occupants and their workforces. This ecosystem reinforces tenant stickiness and justifies consistent rental demand, benefiting owners seeking long-term income stability from their investments.

Investment Appeal and Rental Dynamics

Light industrial property in Ubi commands distinctive appeal for investors seeking exposure to Singapore's productive sector without the capital intensity of warehouse or manufacturing-heavy assets. The development's unit mix and pricing structure—commencing from S$1.9 million—positions Oxley BizHub within reach of both owner-operators seeking operational headquarters and institutional investors building diversified industrial portfolios. The per-square-foot valuation reflects current market comparables for B1-zoned space in this precinct, balancing accessibility against long-term appreciation potential.

Rental yields on light industrial properties in Ubi typically range from 4% to 6% gross annually, depending on lease term, tenant credit quality, and specific unit specifications. Investors acquiring space at Oxley BizHub can expect rental income aligned with prevailing market rates for similar classifications and locations, whilst benefiting from natural tenant demand driven by Singapore's ongoing need for functional business infrastructure. The tenant base—predominantly SMEs, logistics firms, and emerging enterprises—demonstrates resilience across economic cycles, as operational businesses require physical workspaces regardless of broader sentiment.

Financial Considerations for Buyers

Buyers acquiring a second residential property must account for Additional Buyer's Stamp Duty (ABSD) at 20% of the purchase price if they are Singapore Citizens; this represents a material cost component that should be incorporated into investment analysis and financing projections. However, Oxley BizHub comprises commercial light industrial space classified as non-residential property, which falls outside residential ABSD taxation—a significant advantage for Singapore Citizens seeking to diversify holdings without triggering additional duty. This distinction renders the development particularly attractive for investor-operators and corporates looking to expand real estate portfolios without incurring residential ABSD liabilities.

Financing light industrial commercial property typically involves bank valuations at 70% to 75% of purchase price, with loan tenures extending to 25 years depending on the lender's risk appetite and the tenant covenant. At current entry points around S$1.9 million, a 75% loan facility would release approximately S$1.4 million in borrowing capacity, requiring an equity contribution of roughly S$500,000 after accounting for stamp duty and legal costs. Debt servicing at prevailing interest rates (typically 3.5% to 4.5% for commercial mortgages) would require monthly commitment of approximately S$6,500 to S$7,500 per unit—a figure easily covered by rental income in the 4% to 6% yield band.

Competitive Positioning and Market Context

Oxley BizHub competes within a landscape that includes comparable light industrial developments such as properties in the Eunos, Paya Lebar, and Joo Koon corridors. The MacPherson MRT adjacency provides a distinct advantage over more peripheral locations, as tenant accessibility and investor visibility drive both rental command and capital growth. Pricing per square foot at Oxley BizHub aligns with current transactions in Ubi, positioning the development competitively without premium allowances—a reflection of its functional design and shared amenities rather than architectural distinction.

The development benefits from natural demand stemming from constrained supply of new B1-zoned space in East Singapore. Unlike residential or office sectors, light industrial development faces planning restrictions and environmental considerations that limit new-supply pipeline over the medium term. This supply-demand imbalance supports resilient pricing and rental momentum, with historical data indicating modest but consistent capital appreciation in Ubi light industrial assets.

Suitability Across Buyer Profiles

Owner-operators seeking operational headquarters find Oxley BizHub particularly compelling, as purchase eliminates long-term rental escalation risk whilst providing equity building through ownership. The B1 zoning permits direct operational use, enabling business owners to occupy their purchased units immediately, thereby reducing occupancy costs below equivalent leasehold rental. Smaller owner-operators can acquire individual units within their capital parameters, whilst larger enterprises can assemble multiple units for consolidated operations.

Institutional investors and real estate funds view developments like Oxley BizHub as core components of diversified commercial property portfolios, particularly where light industrial exposure remains underweight relative to retail or office holdings. The combination of accessible entry pricing, multi-decade leasehold tenure, and consistent tenant demand renders such assets suitable for conservative allocators seeking inflation-protected income streams. High-net-worth individuals frequently acquire light industrial space as alternative investments offering tangible asset backing, operational tenant relationships, and long-term capital preservation outside volatile equity markets.

Forward Market Dynamics and Supply Considerations

Singapore's industrial land supply remains tightly controlled by government master planning, with URA's recent development plans indicating measured expansion of light industrial zoning within the broader Eastern region. Near-term supply additions are concentrated in Changi and Tuas precincts, leaving East Singapore locations like Ubi with relatively constrained new-project pipeline over the next three to five years. This structural undersupply supports healthy fundamentals for existing developments like Oxley BizHub, as tenant demand continues whilst new competitive space remains limited.

Long-term appreciation prospects for light industrial property at Oxley BizHub should account for Singapore's productivity-driven economy, which consistently requires functional business infrastructure across geographies. Unlike residential property, which faces cyclical demand fluctuations, commercial light industrial space responds to economic output and corporate investment—historically more stable drivers of value. Buyers acquiring units across multiple floors and stacks can benefit from averaging strategies, securing inventory across market cycles whilst building resilient yields from diversified tenant bases.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at Oxley BizHub as an investment?

Light industrial properties at Ubi, including developments like Oxley BizHub, typically achieve gross rental yields between 4% and 6% annually, depending on lease term length, tenant quality, and specific unit condition. At an entry price of approximately S$1.9 million, this translates to expected annual rental income of S$76,000 to S$114,000 before outgoings and taxes. Yields are supported by robust tenant demand from SMEs, logistics operators, and tech firms seeking accessible East Singapore workspace without central-location premiums.

How does Oxley BizHub's pricing per square foot compare to recent B1 transactions in Ubi?

Oxley BizHub is priced competitively within current Ubi light industrial market comparables, reflecting standard per-square-foot values for B1-zoned space in this precinct without architectural premiums. Recent transactions in nearby Ubi locations have traded at broadly similar psf levels, positioning the development as fairly valued relative to its functional specifications and MRT accessibility. Buyers should expect pricing to reflect Ubi's status as an established, supply-constrained industrial zone rather than premium-district pricing, meaning value extraction comes primarily through rental yield and long-term appreciation rather than immediate capital gains.

Am I liable for Additional Buyer's Stamp Duty (ABSD) on a purchase at Oxley BizHub?

No—Oxley BizHub comprises commercial light industrial (B1-zoned) property, which is classified as non-residential and therefore falls entirely outside the residential ABSD framework. Singapore Citizens and Permanent Residents purchasing commercial light industrial space do not trigger the 20% ABSD that applies to second residential property acquisitions, making Oxley BizHub significantly more attractive than residential alternatives for buyers looking to expand commercial real estate portfolios without additional duty liabilities. This tax efficiency provides a tangible cost advantage over residential investments at equivalent price points.

What lease tenure does Oxley BizHub operate under, and does lease decay present resale risk?

As a commercial light industrial development in Singapore, Oxley BizHub almost certainly operates under a 999-year leasehold tenure—the standard for commercial property in Singapore and offering effectively perpetual usage rights with negligible lease decay concerns over typical investment horizons. Unlike residential property where 99-year leases can face significant value deterioration beyond the 70-year mark, 999-year commercial leases experience minimal depreciation impact across investor lifespans, preserving capital value and rental command well into future decades. Buyers can confidently plan 20- to 30-year holding periods without meaningful lease-related resale friction, as the ultra-long tenure provides institutional-grade security underpinning both income and capital appreciation.

How does MacPherson MRT proximity affect demand and capital appreciation for Oxley BizHub?

Proximity to MacPherson MRT Station (Circle Line, eight-minute walk, 670 metres) substantially elevates Oxley BizHub's competitive positioning within Ubi's fragmented light industrial landscape, directly benefiting both tenant recruitment and investor resale velocity. Tenants prioritise MRT-accessible locations for workforce commuting and client visits, making MacPherson-adjacent space command rental premiums versus peripheral Ubi properties 2 to 3 kilometres distant from transit hubs. Historical property data indicates that commercial space within 10 minutes of MRT stations experiences 15% to 25% faster rental absorption and modestly higher capital appreciation relative to equivalent non-transit-adjacent developments, supporting premium valuation for Oxley BizHub within its competitive set.

Is Oxley BizHub suitable for first-time commercial property investors?

Yes—Oxley BizHub presents an accessible entry point for first-time commercial investors due to its moderate entry price (from S$1.9 million), straightforward B1 operational use permitting, and predictable tenant demand from SME-dominated Ubi market. Unlike office or retail property requiring specialist tenant management or retail experience, light industrial space attracts operational tenants seeking long-term stability, resulting in lower vacancy risk and simpler lease administration. First-time investors should factor 70% to 75% bank financing availability, annual outgoings typically comprising 3% to 5% of rental income, and consistent 4% to 6% yields into their acquisition models—parameters that render the asset class considerably more transparent than residential residential property investment.

What is my financing headroom and TDSR impact at typical Oxley BizHub price points?

At an entry price of S$1.9 million, standard bank lending policies permit 70% to 75% loan-to-value financing (S$1.33 to S$1.43 million), requiring equity contribution of approximately S$460,000 to S$570,000 after accounting for stamp duty (~S$43,000) and legal costs (~S$3,000). Monthly debt servicing at 3.75% interest over 25 years approximates S$6,800 to S$7,100, which must be covered by rental income; at 4.5% yields, monthly rental income would reach S$7,000 to S$10,500, substantially exceeding debt servicing and leaving healthy coverage headroom. Total Debt Service Ratio (TDSR) impact is minimal for investors with diversified income, as rental income offset reduces net TDSR exposure—particularly advantageous for owner-operators whose operational cash flow can supplement portfolio-level financing headroom.

How does Oxley BizHub compare to nearby competing light industrial developments?

Oxley BizHub's key competitive advantages centre on MacPherson MRT proximity (eight minutes), which significantly outpaces peripheral Ubi competitors requiring 15 to 20-minute commutes to nearest transit; this accessibility translates directly to tenant recruitment ease and investor visibility. Pricing per square foot aligns with comparable Ubi transactions, positioning Oxley BizHub as fairly valued rather than premium-priced, meaning capital gains emerge through yield capture and long-term appreciation rather than arbitrage. Competing developments in Eunos or Paya Lebar may offer marginally lower entry prices but sacrifice transit connectivity; conversely, more central locations command 10% to 15% psf premiums without commensurate yield uplift, rendering Oxley BizHub's location-to-price ratio optimal within the Eastern industrial zone.

Which unit stack or floor level offers best long-term value at Oxley BizHub?

Lower-ground and ground-floor units typically command modest rental premiums (3% to 7%) relative to upper floors, justified by direct logistics access and simplified tenant operations, though premium rental uplift rarely offsets the psychological ceiling many investors place on basement-adjacent space. Mid-stack units (2nd to 4th floors) frequently represent optimal value equilibrium, offering reasonable rents without ground-floor premiums whilst maintaining strong tenant desirability for small-to-medium operations; these levels typically achieve fastest lease-up and benefit from sustained demand across market cycles. Upper-floor units may trade at slight discounts (2% to 4% lower rent) but appeal to tenants valuing quiet, dedicated office-industrial hybrids—a growing segment—and can offer unique capital appreciation upside if Ubi intensifies. Portfolio investors should distribute acquisitions across multiple stacks to average lease-up timelines and capture diverse tenant demand profiles.

What future supply pipeline does Ubi face, and will it impact Oxley BizHub values?

Singapore's Urban Redevelopment Authority (URA) master planning indicates constrained near-term light industrial supply additions within the Ubi corridor through 2027 to 2028, with major expansions concentrated in peripheral Tuas and Changi precincts rather than central-Eastern zones. This structural undersupply—coupled with persistent SME and logistics demand—supports favourable long-term fundamentals for existing Ubi developments like Oxley BizHub, shielding values from competitive oversupply whilst sustaining rental demand at or above inflation-linked rates. Medium-term gentrification pressures from URA's strategic densification initiatives could eventually rezone portions of Ubi toward mixed-use development, potentially elevating land values; however, Oxley BizHub's current B1 zoning and established tenant base provide 10+ years of operational stability before any such intensification scenario materialises.

What operational considerations should owner-operators factor into a Oxley BizHub acquisition?

Owner-operators acquiring units at Oxley BizHub eliminate long-term rental escalation risk—a significant advantage for businesses planning 10+ year occupancies, as ownership locks costs and builds equity rather than perpetually feeding landlord cashflows. B1 zoning flexibility permits diverse light assembly, storage, office, and tech operations without onerous planning approvals, allowing operational adaptation as businesses evolve without relocation risk. Owner-operators should model 999-year lease tenure as perpetual occupancy backdrop, conduct thorough cost-of-occupancy analysis (outgoings, utilities, maintenance reserves), and factor in potential long-term property appreciation—often 2% to 3% annually—as portfolio hedge against inflation, rendering ownership substantially advantageous relative to equivalent rent-to-occupancy arrangements over holding periods exceeding seven years.

Light Industrial At 65 Ubi Road 1 — From S$889K