Type

Units

Min Area

Price Range

Other

1410 sqft

S$889K – S$1.9M

Property Highlights

Commercial development with 3 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: Premier Light Industrial Space in Singapore's Ubi Precinct

Oxley BizHub represents a carefully conceived light industrial development positioned at 65 Ubi Road 1, one of East Singapore's most established and sought-after commercial corridors. The development delivers modern B1 light industrial units designed to accommodate businesses ranging from technology-enabled manufacturing and product assembly through to storage, logistics, and light warehousing operations. Units commence from S$1.33 million, providing entrepreneurs and established operators with accessible entry points into a district that has consistently demonstrated resilience and value retention.

The Ubi locality has evolved significantly over the past decade, transforming into a mixed-use employment zone that attracts businesses across logistics, distribution, e-commerce fulfilment, and light manufacturing. Oxley BizHub reflects this maturation, offering purpose-built accommodation that respects the functional requirements of contemporary commercial operators whilst maintaining professional design standards. The development's positioning within this established ecosystem means occupiers benefit from an existing supply chain infrastructure, nearby ancillary services, and a proven market for B1-classified space.

Connectivity and Transport Accessibility

Proximity to MacPherson MRT Station (CC10), located approximately 8 minutes' walk and 670 metres distant, represents a significant advantage for Oxley BizHub's marketability. The Circle Line connection provides seamless access to the central business district, Jurong innovation clusters, and the broader eastern corridor without reliance on private vehicular transport. For businesses with significant staff commuting components, this MRT accessibility translates into genuine operational cost savings and talent attraction benefits. The station's integration into Singapore's expanding rapid transit network also positions the location favourably relative to long-term urban planning trajectories, where car-dependent industrial precincts face increasing pressure from land-use intensification and premium valuation.

Beyond public transport, Oxley BizHub's address on Ubi Road 1 provides direct access to major arterial routes including the Pan-Island Expressway and East Coast Parkway via short connecting roads. This combination of MRT convenience and expressway proximity creates a compelling logistics profile, particularly attractive to businesses requiring flexible distribution capabilities. The dual connectivity—public transit for staff and major roads for goods movement—positions the development advantageously against competing light industrial offerings in outer-ring locations where transport infrastructure remains less developed.

Space Configuration and Operational Flexibility

Light industrial B1 classification permits a diverse range of uses, from knowledge-intensive manufacturing through to workshop and studio operations, allowing occupiers meaningful flexibility in how they utilise their premises. The development's unit sizing, anchored around the 1,991 square feet reference specification, provides sufficient scale for most small to mid-sized operators seeking standalone accommodation without the capital intensity of larger warehouse or factory floor requirements. This flexibility in end-use represents substantial appeal to the freelance, startup, and small-business segments that have emerged as growth drivers in Singapore's post-pandemic commercial landscape.

Buyers and investors evaluating Oxley BizHub typically focus on the balance between functional layout, ceiling heights suitable for operational equipment, and amenity standards that enhance day-to-day working environments. The development's design philosophy emphasises practical utility—adequate parking, straightforward building logistics, and robust building systems—rather than luxury finishes, ensuring that capital deployed secures genuine operational value for end-users rather than speculative aesthetics.

Investment Profile and Market Positioning

From an investment perspective, Oxley BizHub occupies an interesting position within the light industrial market. Investors considering B1 space typically operate with longer-term hold horizons than residential property buyers, given the more specialised tenant base and narrower end-user market. Rental yields on well-positioned light industrial units in accessible locations like Ubi typically range between 3% and 4.5% net per annum, depending on tenant profile, lease length, and specific unit characteristics. However, investors must factor in potential vacancy periods between tenancies, maintenance costs associated with commercial-grade HVAC and electrical systems, and the realities of commercial leasing negotiations where tenant improvement obligations often fall partially on landlords.

Capital appreciation in light industrial B1 space tends to track broader Singapore property market cycles and specific district dynamics rather than the speculative momentum sometimes observed in residential markets. The Ubi precinct has demonstrated consistent long-term value retention, reflecting its embedded industrial ecosystem and scarcity of available redevelopment land. For investors prioritising stable income over rapid capital growth, Oxley BizHub's positioning offers genuine merit, provided unit acquisition prices remain disciplined relative to achievable market rentals.

Market Context and Comparative Positioning

The light industrial market across Singapore's eastern corridor has tightened meaningfully over the past three years, driven by limited new supply and sustained operational demand from businesses seeking flexible, accessible spaces. Price per square foot for comparable B1 units in established locations has gradually migrated northward, reflecting both construction cost inflation and underlying scarcity value. Oxley BizHub's pricing, anchored around S$1.33 million for reference units, translates to approximately S$668 per square foot, positioning it competitively within the broader Ubi market range. Comparable transactions in immediately adjacent precincts have achieved between S$650 and S$720 per square foot in recent quarters, suggesting Oxley BizHub's pricing reflects fair market positioning rather than premium or discount valuations.

Prospective purchasers benefit from the development's positioning within a district that boasts established commercial services—from food and beverage establishments catering to industrial workers through to mechanical and electrical suppliers, courier services, and business support operations. This ecosystem maturity reduces the risks associated with acquiring space in emerging or speculative districts where tenant demand remains uncertain.

Financing and Ownership Considerations

For Singapore Citizens and Permanent Residents acquiring B1 commercial space, financing structures typically differ from residential property. Most banks offer mortgage facilities at 60% to 70% loan-to-value for commercial light industrial properties, with interest rates typically 50 to 100 basis points above residential mortgage benchmarks, reflecting the narrower tenant base and exit markets. Buyers anticipating that Oxley BizHub will form a second property holding must factor Additional Buyer's Stamp Duty at 20% for Singapore Citizens, substantially increasing entry costs above the property price alone. For a unit priced at S$1.33 million, total stamp duty obligations reach approximately S$306,000, when combined with base ABSD and standard stamp duties. This cost consideration often prompts investors to stress-test rental yield assumptions more rigorously before committing capital.

Foreign investor participation in B1 light industrial property requires consideration of prevailing Land Titles Act restrictions and sector-specific regulations. Most foreign investors approach B1 space opportunistically rather than as core holdings, suggesting that the resident Singapore buyer and owner-occupier remain the most consistent demand drivers for Oxley BizHub's units.

Long-Term Outlook and Strategic Considerations

East Singapore's trajectory as an employment and logistics hub appears set to strengthen over the coming decade, driven by planned transport infrastructure upgrades, the emergence of advanced manufacturing clusters, and logistics providers' need for accessible accommodation closer to the eastern seaboard and airport. Oxley BizHub's positioning benefits from these structural tailwinds, suggesting that long-term capital retention risk remains modest, provided the development's buildings maintain satisfactory physical condition and the Ubi precinct continues its evolution as a mixed-use employment centre.

Prospective owners and investors should view Oxley BizHub as a functional, value-oriented holding suitable for owner-occupiers seeking operational flexibility and investors prioritising yield and capital stability over speculative appreciation. The development's accessibility via MRT, integration within an established commercial precinct, and straightforward B1 licensing position it as a pragmatic choice within Singapore's increasingly competitive light industrial market.

Frequently Asked Questions

What rental yield can investors realistically expect from a B1 light industrial unit at Oxley BizHub?

Light industrial B1 units in established, MRT-accessible locations like Ubi typically generate net rental yields between 3% and 4.5% per annum, depending on tenant profile and lease structure. For a unit purchased at S$1.33 million, gross annual rental income would ideally range between S$40,000 and S$60,000, translating to the yields mentioned above after accounting for property tax, maintenance reserves, and occasional vacancy periods. However, investors must recognise that commercial leasing cycles operate differently from residential markets; tenancies frequently include rent escalation clauses and tenant improvement contributions that can materially affect net cash-on-cash returns. Building on Ubi's established commercial ecosystem, tenancy demand typically remains robust for well-maintained B1 space, suggesting that yields toward the upper end of the range are achievable for owners who maintain their properties to professional standards.

How do Oxley BizHub's price per square foot figures compare against recent B1 transactions in the Ubi area?

Oxley BizHub's reference unit pricing translates to approximately S$668 per square foot, positioning the development competitively within the Ubi light industrial market. Recent comparable transactions in immediately adjacent precincts have achieved between S$650 and S$720 per square foot, indicating that Oxley BizHub reflects fair market valuation rather than premium or discount positioning. The variation within this range typically reflects specific factors such as floor level, facing orientation, parking allocation, and underlying building systems quality. Buyers evaluating value should compare Oxley BizHub's specifications—unit layout, ceiling heights, electrical capacity, and amenity standards—against specific competing offerings in the Ubi and MacPherson precincts rather than relying solely on headline psf figures, as functional differences often justify psf variations.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second B1 property at Oxley BizHub?

Singapore Citizens acquiring a second residential or mixed-use commercial property face Additional Buyer's Stamp Duty at 20% of the purchase price, in addition to standard stamp duties. For a unit purchased at S$1.33 million, ABSD liability would reach approximately S$266,000, with total stamp duty obligations (including base and ABSD) climbing to around S$306,000 when combined with progressive standard stamp duty rates. This substantial cost loading materially affects the effective purchase price and should feature prominently in investment analysis; a S$1.33 million acquisition effectively costs approximately S$1.636 million when ABSD and ancillary costs are fully factored. First-time property buyers purchasing their primary residence benefit from ABSD exemption, but once a second property is acquired—whether residential or B1 commercial—the 20% rate applies to subsequent acquisitions, making this a critical consideration for investors with existing property holdings.

What is the lease tenure structure for Oxley BizHub units, and does lease decay present a resale or refinancing risk?

Oxley BizHub is a freehold development, eliminating the lease decay dynamics that affect HDB flats, EC units, and leasehold private residential or commercial property. Freehold ownership ensures that units retain their structural capital value indefinitely, provided the building undergoes appropriate maintenance and upgrading as systems age. This freehold status significantly enhances both resale value retention and refinancing prospects, as banks exhibit greater confidence in funding freehold light industrial space compared to leasehold property where the remaining lease term fundamentally constrains residual value. For long-term investors seeking wealth preservation alongside yield generation, freehold ownership removes a material risk vector that affects decision-making on leasehold commercial property in outer-ring locations.

How does proximity to MacPherson MRT Station (CC10) influence demand, capital appreciation, and tenant quality at Oxley BizHub?

MacPherson MRT Station's location approximately 8 minutes' walk from Oxley BizHub substantially elevates both tenant demand and owner-occupier appeal, as businesses can attract and retain staff more readily when public transport accessibility is straightforward. Empirically, light industrial properties within 10 minutes' walk of MRT stations command price premiums of 10% to 15% relative to equivalent space in car-dependent precincts, reflecting genuine operational cost savings and staff recruitment advantages. The Circle Line connection further strengthens the development's attractiveness, providing uninterrupted access to Jurong's innovation clusters, the CBD, and the eastern corridor without requiring vehicular transport for staff commuting. Capital appreciation in MRT-proximate light industrial properties has historically outpaced car-dependent peers, suggesting that Oxley BizHub's positioning benefits from structural tailwinds as Singapore's urban planning framework increasingly emphasises transit-oriented development and reduces car dependency.

Is Oxley BizHub suitable for different buyer profiles—HNW individuals, upgraders, first-time buyers, and investors?

High-net-worth individuals may view Oxley BizHub as a secondary diversification holding within a broader commercial property portfolio, particularly if seeking stable yield and capital preservation rather than speculative appreciation. For upgraders—existing property owners seeking to expand their portfolios—the freehold status and established MRT connectivity make Oxley BizHub a pragmatic choice, though ABSD at 20% on a second property must factor prominently into decision-making. First-time commercial property buyers can access Oxley BizHub without ABSD penalties, making it an accessible entry point into light industrial investment, though commercial property financing and management responsibilities differ materially from residential ownership. Investors prioritising yield and tenant demand stability find the Ubi location and B1 classification compelling, though they must accept that commercial property appreciation typically unfolds more gradually than residential market cycles and requires disciplined financial management to realise projected returns.

What TDSR and financing headroom expectations should buyers model for typical Oxley BizHub unit pricing?

Commercial property financing typically requires Total Debt Servicing Ratio (TDSR) assessment at 60% maximum, though light industrial property often receives more conservative treatment than retail or office due to narrower tenant bases. For a S$1.33 million unit with a 70% loan-to-value mortgage (approximately S$931,000), monthly debt servicing at current rates would approximate S$4,800 to S$5,200, depending on tenor and prevailing interest rates. Buyers should model TDSR assuming personal income of at least S$290,000 to S$320,000 annually to comfortably accommodate the mortgage alongside other debt obligations; investors leveraging projected rental income may secure additional headroom, though most banks apply conservative rental income multipliers (typically 75% to 80% of gross monthly rent) when assessing serviceability. First-time commercial property buyers should engage a mortgage broker early to confirm specific TDSR parameters and financing availability, as commercial lending criteria vary more widely than residential mortgage standards.

How do Oxley BizHub's specifications and pricing compare against nearby competing light industrial developments?

The Ubi and MacPherson precincts host several competing B1 developments, including properties in established office-cum-warehouse complexes and purpose-built light industrial parks. Oxley BizHub's freehold status and MRT proximity position it competitively against leasehold competitors in the same district, while its reference psf pricing of S$668 reflects market-rate positioning rather than premium or discount stratification. Competing developments in the immediate vicinity typically achieve comparable pricing when unit specifications, parking allocation, and building systems are equivalent, suggesting that Oxley BizHub's value proposition rests on operational features and owner-occupier suitability rather than pricing arbitrage. Investors evaluating competing properties should prioritise functional comparison—unit configuration, ceiling heights, electrical capacity, and tenant improvement flexibility—over headline price figures, as these operational factors ultimately drive long-term rental yield and capital retention.

Are certain unit stacks, floor levels, or orientations at Oxley BizHub likely to deliver superior value or investment returns?

Lower floor units (ground and first storey) typically command modest price premiums in light industrial developments due to superior loading and logistics convenience; goods movement is simpler and operational efficiency improves when minimal vertical transport is required. However, ground floor units occasionally face higher maintenance costs associated with external exposure and water ingress risks, particularly in tropical climates where downpour intensity and flash flooding pose operational challenges. Middle floors often represent optimal value positioning, offering reasonable loading convenience whilst avoiding ground-level exposure risks and the sometimes premium pricing associated with top floors. For owner-occupiers engaged in light assembly, workshop, or storage operations, middle-floor units typically prove most operationally efficient and cost-effective, whilst investors should evaluate tenant demand characteristics within specific unit stacks before assuming premium valuation for particular floor levels. Parking proximity and access flexibility often drive tenant preference more than absolute floor level, suggesting that detailed operational assessment should supersede assumptions about floor-level pricing relationships.

What is the forward supply pipeline for light industrial B1 space in the Ubi, MacPherson, and broader eastern corridor through 2025-2027?

The light industrial sector across Singapore's eastern corridor faces meaningful supply constraints, as available greenfield or redevelopment sites suitable for purpose-built B1 accommodation remain extremely limited. Recent regulatory shifts toward preserving industrial land and preventing speculative commercial conversions have effectively reduced pipeline visibility; new B1 supply over the next three to four years is anticipated to remain modest relative to underlying operational demand from businesses seeking flexible, accessible accommodation. This structural supply-demand imbalance suggests that capital values and rental rates for well-positioned B1 properties like Oxley BizHub are likely to appreciate gradually rather than steeply, reflecting steady demand growth without corresponding new supply influx. Investors and owner-occupiers can view Oxley BizHub with reasonable confidence that the asset's market relevance and rental demand will persist, absent dramatic structural shifts in Singapore's industrial economy or transport infrastructure that would alter the precinct's accessibility profile.

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