Type

Units

Min Area

Price Range

Other

1410 sqft

S$889K – S$1.9M

Property Highlights

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: Light Industrial Workspace in Ubi's Premier Business Hub

Oxley BizHub stands as a purposefully designed light industrial development strategically positioned along Ubi Road 1, one of Singapore's most established and consistently vibrant business precincts. The project capitalises on the district's matured infrastructure and proven tenant demand, making it an attractive proposition for both owner-occupiers and investors seeking exposure to Singapore's robust light industrial market. The development's positioning within Ubi reflects decades of accumulated commercial momentum, where businesses across logistics, manufacturing support, and professional services have established deep operational roots.

Location and Accessibility

The development's proximity to MacPherson MRT station (CC10) represents a material advantage in today's business landscape. Situated approximately 670 metres from the station, the site enjoys just an 8-minute walking distance to one of the Circle Line's most important interchanges, connecting seamlessly to the wider MRT network. This accessibility profile significantly enhances tenant recruitment prospects and employee commute appeal, particularly for businesses that depend on skilled labour and frequent client interactions. The station's position as a major hub along the Circle Line also positions the development within striking distance of Raffles Place, Tanjong Pagar, and the broader CBD corridor, without the premium pricing attached to those core zones.

Light Industrial Classification and Operational Flexibility

Classified as B1 use, the units within Oxley BizHub are suitable for a broad spectrum of legitimate business operations including light manufacturing, workshop activities, warehousing, and ancillary office functions. This classification flexibility contrasts favourably with purely warehouse-designated properties, permitting operators to integrate higher-value activities such as design, assembly, quality control, and customer-facing operations within the same footprint. The B1 designation also typically commands more stable rental rates and attracts a more diverse tenant base than facilities restricted to storage or bulk logistics alone, underpinning both income stability and longer-term capital resilience.

Unit Configuration and Space Efficiency

Units commence from 1,410 square feet, offering a pragmatic entry point for solo operators or small-to-medium enterprises seeking their first dedicated space or an expansion footprint. The modular nature of the development allows purchasers to select configurations aligned with their specific operational workflows, whether that entails a single compact unit or multi-unit portfolio positions within the same building. This granularity in unit sizing reduces the capital commitment threshold compared to larger industrial estates, whilst maintaining sufficient scale to support modern business operations without operational compromise. Space efficiency and ceiling heights typical of contemporary light industrial design ensure that tenant fit-outs and ancillary infrastructure can be optimised without wasteful proportions.

Market Position Within Ubi's Industrial Landscape

Ubi has evolved into one of Singapore's most consistently stable industrial submarkets, underpinned by the JTC Master Plan's long-term vision for the area and the agglomeration of complementary businesses that have organically clustered there. The district commands rental rates that reflect genuine operational demand rather than speculative cycles, and leasing activity remains robust across economic phases. Properties within Ubi have historically demonstrated resilience during economic slowdowns, given the diversity of tenant profiles and the essential nature of many light industrial operations housed in the precinct. Oxley BizHub's entry into this established ecosystem positions new owners within a market segment that has proven both counter-cyclical and capable of supporting sustained occupancy and rental progression.

Investment Considerations for Portfolio Builders

Investors evaluating Oxley BizHub should model occupancy assumptions conservatively, typically between 85% and 95% for newer B1 stock in well-connected locations. The rental yield on comparable units across Ubi generally ranges between 3% and 5% gross, depending on unit specification, lease length negotiated, and tenant credit quality. Operating costs for light industrial facilities in this district average approximately S$0.80 to S$1.20 per square foot annually, encompassing property tax, maintenance, and common area charges, allowing investors to estimate net yield with reasonable precision. The B1 classification supports a more diversified tenant roster than warehouse-only stock, reducing concentration risk and providing flexibility in lease negotiations.

Capital Appreciation Dynamics

Whilst light industrial properties are fundamentally yield-driven rather than capital appreciation vehicles, the location along Ubi Road 1 with direct MRT accessibility provides measurable grounds for gradual capital progression. As Singapore's industrial land becomes increasingly constrained and well-located stock commands premiums, properties within established precincts like Ubi benefit from both scarcity value and operational utility. The development's positioning 8 minutes from MacPherson MRT creates a competitive moat relative to peripheral industrial sites, supporting medium-term price stability and defending against value erosion. Investors should calibrate expectations around total return (rental yield plus modest capital appreciation) rather than aggressive capital gain, a prudent framework for long-term institutional-quality holdings.

Financing and Buyer Considerations

Purchasers contemplating acquisition of units within Oxley BizHub should engage their financial institutions early, as commercial property lending criteria differ materially from residential mortgages. Banks typically require evidence of intended use (owner-occupancy or licensed rental operation), cash deposits between 25% and 30%, and detailed financial statements if the purchase will be held as an investment asset. Debt servicing ratios on commercial properties are assessed separately from personal lending capacity, and lenders maintain tight guardrails on loan-to-value ratios for non-owner-occupied stock. First-time commercial property purchasers should budget for additional due diligence, professional valuations, and legal documentation, adding 2% to 3% to the effective acquisition cost beyond the base purchase price.

Lease Structure and Long-Term Ownership

Industrial properties in Singapore are typically held on 30-year leases issued by the JTC, with renewal options clearly established within the original lease instrument. For properties offered freehold or on extended lease terms, purchasers benefit from indefinite holding periods and uninterrupted operational security. Prospective buyers must verify the underlying lease term and renewal mechanisms during due diligence, as this directly impacts resale attractiveness and financing availability in later years. Properties with lease periods below 20 years face material valuation headwinds, and lenders progressively reduce loan-to-value ratios as lease expiry approaches, making the lease structure a critical evaluation point for all acquisition decisions.

Operational Synergies Within the Ubi Cluster

Ownership of space within Oxley BizHub provides implicit access to the dense network of service providers, suppliers, and complementary businesses operating throughout Ubi. This ecosystem creates operational efficiencies unavailable in isolated facilities, including proximity to specialised maintenance providers, rapid logistics access, and informal business networks that accelerate growth. For owner-occupiers, this agglomeration benefit translates directly into cost savings and operational resilience, whilst investors benefit from the tenant attraction power this ecosystem generates. The development's integration into this established industrial district substantially enhances its appeal relative to greenfield sites in emerging precincts without comparable infrastructure maturity.

Regulatory and Zoning Stability

The Ubi precinct benefits from clearly established zoning under Singapore's Master Plan, with light industrial designation protected across a substantial landmass. This regulatory certainty eliminates the zoning change risk that affects properties in transitional areas, and supports confidence in long-term value preservation and tenant recruitment. The JTC's active stewardship of industrial estates ensures that infrastructure investment, security, and environmental standards remain consistent, creating a stable operational environment for residents and investors alike. This regulatory framework fundamentally underpins the sustainability of Oxley BizHub as a commercial asset, distinguishing industrial properties from residential or mixed-use developments subject to greater policy volatility.

Frequently Asked Questions

What estimated gross rental yield can I expect from purchasing a unit at Oxley BizHub as an investment property?

Comparable B1 light industrial stock within the Ubi precinct typically commands gross rental yields between 3.5% and 4.8%, depending on unit size, tenant specification, and lease length negotiated at inception. Newer developments like Oxley BizHub, given their improved condition and tenant appeal, generally sit toward the higher end of this range. To model conservative returns, assume an 88% occupancy rate and deduct approximately S$0.95 per square foot annually for operating costs including property tax, maintenance, and common area charges, yielding a net return between 2.2% and 3.6%. Investors should verify the underlying lease expiry date and renewal terms, as properties held on JTC master leases approaching expiry face material yield compression due to financing constraints imposed by lenders.

How does pricing per square foot at Oxley BizHub compare to recent B1 transactions within the Ubi district?

Recent light industrial transactions across Ubi Road and Eunos Road have typically ranged between S$850 and S$1,150 per square foot, with newer or fully renovated stock commanding the premium end of this spectrum. The Oxley BizHub pricing position reflects the development's contemporary specification, direct MRT accessibility, and improved tenant amenities relative to older industrial buildings clustered throughout Ubi. Comparable units offered by competing developments within a 500-metre radius have transacted between S$920 and S$1,100 per square foot over the past 18 months, suggesting Oxley BizHub's valuation sits within the competitive market envelope. Price variations within this range are driven primarily by unit size, floor level, and the presence of modern office-standard finishes, with larger units (above 3,000 sqft) typically enjoying a discount to smaller modules on a per-sqft basis.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase a unit at Oxley BizHub as a second commercial property?

If you are a Singapore Citizen acquiring Oxley BizHub as a second commercial property, you will incur Additional Buyer's Stamp Duty at the rate of 20% on the purchase price, applied on top of standard Buyer's Stamp Duty. For a unit priced at S$888,888, this equates to S$177,778 in ABSD liability alone, substantially increasing the effective capital outlay. ABSD is payable within 14 days of the option to purchase being exercised, representing a material cash flow requirement separate from the mortgage deposit and professional fees. Purchasers should factor this 20% ABSD component into their total acquisition cost and financing structure, and should engage their accountants to explore whether any exemptions or deferment mechanisms apply to their specific circumstances, particularly if holding properties in corporate structures.

What lease decay risk exists for Oxley BizHub units, and how does this affect resale value over time?

If Oxley BizHub units are held on a JTC-issued 30-year lease, purchasers face material lease decay risk beginning approximately 10 to 12 years into the holding period, as lenders and subsequent buyers progressively discount values for leases below 25 years. By year 20 of a 30-year lease, properties typically face a 15% to 25% valuation haircut, and financing availability becomes severely constrained as lenders reduce LTV ratios to 40% or lower for properties with remaining terms under 15 years. To mitigate this risk, purchasers should investigate lease renewal mechanisms established by the JTC at inception, confirming the renewal term and any cost implications for extension. Alternatively, if units are offered freehold or on a 99-year or 999-year lease, this risk is entirely eliminated, supporting indefinite holding and superior long-term capital preservation.

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

The 8-minute walk to MacPherson MRT (670 metres) substantially enhances Oxley BizHub's appeal to potential tenants who require reliable commuting networks and employee convenience, directly translating into faster lease-up and reduced vacancy risk compared to peripheral sites without MRT access. Properties within 400 metres of MRT stations in industrial areas command a demonstrable 8% to 12% rental premium versus equivalent stock located 800+ metres away, given the operational efficiency gains and talent recruitment advantages MRT accessibility provides. Capital values also benefit from this location premium, as the scarcity value of MRT-adjacent industrial land in established precincts like Ubi progressively increases as surrounding peripheral sites become saturated. Over a 10-year holding period, this MRT proximity advantage typically supports 0.5% to 1% additional annual capital appreciation above the district baseline, a material contribution to total returns.

Is Oxley BizHub suitable for first-time industrial property buyers, or should I target more established developments?

Oxley BizHub presents an excellent entry point for first-time light industrial property purchasers given its contemporary specification, established tenant market within Ubi, and straightforward B1 classification without operational complexity. Newer developments typically feature improved building systems, lower immediate maintenance costs, and superior tenant appeal relative to older stock, allowing first-time buyers to establish rental operations without the surprise capital expenditure older assets often require. However, first-time purchasers must engage experienced commercial real estate advisers to navigate financing requirements, lease structuring, and tenant vetting procedures, which differ materially from residential acquisition processes. Comparative analysis of competing developments within 500 metres is essential, ensuring the Oxley BizHub pricing and specification represent genuine market value rather than premium positioning, and professional valuation is mandatory before committing capital.

What are the Total Debt Servicing Ratio (TDSR) implications for purchasing Oxley BizHub, and how much financing headroom exists at typical price points?

For a unit priced around S$900,000 financed across a 25-year term at 3% interest, the monthly mortgage payment approximates S$3,850, which lenders assess against your aggregate monthly debt obligations under the TDSR framework (capped at 60% of gross monthly income for commercial properties). This implies a minimum monthly income requirement of approximately S$6,400 to qualify for full loan approval, a threshold that excludes many sole proprietors but remains accessible to established business owners or salaried professionals with concurrent income streams. To optimise financing headroom, purchasers should target deposits of 30% or higher (reducing the loan amount to S$630,000), accelerating approval and reducing monthly servicing obligations to S$2,700, materially expanding the pool of eligible buyers. Commercial property financing also permits deduction of rental income received from the property itself once an operational lease is established, allowing cash-flowing properties to effectively reduce TDSR burden and unlock additional borrowing capacity for subsequent acquisitions.

How does Oxley BizHub compare in value and specification to nearby competing light industrial developments?

Competing B1 developments within Ubi, including those fronting Eunos Road and adjacent Side Roads, offer similar unit configurations but with varying tenant profiles and building age. Developments constructed within the past 5 years command pricing between S$900 and S$1,100 per square foot, placing Oxley BizHub within the competitive envelope, though unit-level comparison requires detailed specification analysis including ceiling height, loading facilities, and parking ratios. Older developments (10+ years) trade at S$750 to S$900 per square foot, reflecting accumulated wear and depreciated building systems, which may attract price-sensitive buyers but impose higher operational cost burdens and longer lease-up periods for owner-occupiers. Oxley BizHub's positioning appears to reflect fair market value relative to contemporaneous competitors, though purchasers should conduct detailed due diligence on tenant mix, average lease tenor, and maintenance reserve adequacy to confirm value claims are supportable by operational fundamentals.

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

Ground floor and first mezzanine units typically command a 5% to 8% rental premium versus upper floor stock due to easier loading access, customer walk-in convenience, and operational flexibility that tenants value highly, making these positions less attractive on a per-sqft basis for cost-conscious investors. Conversely, second and third floor units often trade at a modest discount (3% to 5%) whilst still commanding strong occupancy given reasonable elevator access and lower loading constraints for many light manufacturing and professional service operators. From a pure value perspective, second floor units represent optimal positioning, balancing tenant appeal against discounted acquisition pricing, and typically achieve faster lease-up timelines than upper floors with diminished premium capture. Prospective investors should obtain detailed rent-roll analysis from the developer or selling agents confirming the rental trajectory across different floor levels within comparable buildings, validating whether the discount reflects genuine tenant preferences or merely accounting for structural factors like loading access.

What future supply pipeline exists for light industrial space in Ubi and surrounding precincts, and how does this affect Oxley BizHub's long-term value?

The JTC has signalled modest supply additions within Ubi over the next 3 to 5 years, primarily through intensification of existing estates rather than new greenfield development, reflecting land scarcity in established precincts and the authority's strategy to consolidate existing clusters rather than fragment supply across new locations. This constrained supply pipeline supports structural demand strength and reduces the risk of oversupply-driven rental compression, positioning Oxley BizHub within a progressively scarcer asset class where well-located stock commands persistent premiums. Competing supply emerging in adjacent precincts like Paya Lebar and Kallang may absorb some tenant demand, particularly for larger-scale warehouse operations, but the B1 flexibility and MRT accessibility of Oxley BizHub insulate it from direct competition with peripheral warehouse-only facilities. Investors should monitor JTC master plan updates and Land Transport Authority infrastructure announcements, as potential MRT line extensions or new industrial hubs in peripheral areas could influence long-term demand dynamics, though the maturity of Ubi and its established tenant networks suggest resilience against significant demand migration.

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