Type

Units

Min Area

Price Range

Studio

1690 sqft

S$1.1M

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: Light Industrial Space at a Vibrant Ubi Estate Location

Oxley BizHub stands as one of Singapore's most substantial light industrial developments, offering approximately 728 units across a ten-storey complex strategically positioned at 61 Ubi Road 1. The development comprises four 6-storey factory blocks positioned atop three 4-storey podium structures, creating a distinctive architectural footprint within the heart of the bustling Ubi industrial precinct. This mixed-stack design maximises land efficiency whilst maintaining spacious facilities and ample on-site amenities for resident businesses and their workforces.

The development's location proves exceptionally convenient for logistics and light manufacturing operators. Situated just 670 metres—approximately an 8-minute walk—from MacPherson MRT Station (CC10), the complex benefits from direct public transport connectivity that facilitates employee commuting and visitor access. The surrounding area encompasses thriving industrial estates including Vertex, UB One, Zervex, and nearby residential clusters such as Kampong Ubi, Jalan Eunos, and Kaki Bukit, which together create a robust labour pool and support ecosystem for growing businesses.

Individual units within Oxley BizHub feature configurations tailored to contemporary light industrial and B1 manufacturing operations. Floor areas range broadly across the development, with units incorporating high ceiling heights—typically 7 metres or more—that accommodate vertical storage, mezzanine installations, and flexible workspace layouts. Many units benefit from mezzanine office sections, allowing operators to integrate administrative functions with production floors. These design features reflect careful consideration of operational requirements for businesses ranging from small-scale fabrication to specialist manufacturing and light assembly work.

Access and loading facilities represent a critical operational advantage for industrial tenants. Units throughout the development feature direct doorstep loading and unloading access, enabling vehicles to pull directly in front of unit entrances for efficient cargo handling. A dedicated 6.6-metre-wide driveway supports larger vehicles and frequent traffic movements typical of manufacturing and logistics operations. The complex also incorporates a spacious vehicle loading and unloading precinct with adequate manoeuvring space, minimising congestion and enhancing safety for both pedestrians and commercial traffic. Proximity to ramp driveway access further streamlines vehicle circulation throughout the complex.

Lift facilities serve both passenger and cargo requirements. The development incorporates two passenger lifts with 1,000-kilogramme capacity per unit, enabling efficient staff movement throughout the ten storeys. A dedicated cargo lift with 2,000-kilogramme capacity facilitates the movement of goods, equipment, and materials between floors—an essential feature for manufacturing operations that require vertical transport of heavy items. Centralised lift lobbies positioned strategically across the complex minimise walking distances and reduce operational disruption.

Beyond the operational infrastructure, Oxley BizHub delivers comprehensive amenities that enhance workplace experience and employee satisfaction. An on-site swimming pool and gymnasium facility provide recreational outlets for business occupants and their staff. A canteen operated at Block 61, along with several coffeeshops and food service outlets, eliminates the need for employees to leave the estate during break periods. These facilities collectively contribute to the development's appeal as a complete business ecosystem rather than a purely functional industrial complex.

The surrounding precinct has evolved into a dynamic mixed-use destination. Notable developments in close proximity include Crocodile House, Oxley BizHub 2, the newer Grantal Mall, BreadTalk's Intellectual Property Headquarters, and the Sakae Building, reflecting ongoing investment and development activity in the Ubi corridor. This clustering of modern facilities, established businesses, and retail offerings creates a vibrant environment that supports both operational efficiency and business growth for resident companies.

Parking provision accommodates typical demand patterns for light industrial facilities. Ample parking on podium levels and basement carparks ensures that employees, visitors, and supplier vehicles can be accommodated without compromising on-site circulation or operational space. This generous provision proves particularly valuable in an established estate where surrounding street parking may be limited or restricted.

The development received its Temporary Occupation Permit around 2015, establishing it as a mature, well-established industrial complex with proven track record and stable operational systems. The 60-year leasehold tenure commenced in 2010, meaning that current units retain a remaining lease period of approximately 44 years—a timeframe sufficient for owner-occupier businesses seeking long-term operational stability, though lease decay considerations become relevant for investment acquisition decisions made at this stage of the lease cycle.

Oxley BizHub appeals to a diverse range of business operators and investor profiles. Owner-operators within light manufacturing, specialist assembly, food production, logistics, or technical services find the operational layout, access infrastructure, and tenant-supporting amenities conducive to efficient business operation. The development's scale and reputation within the industrial community provide an established business address that projects professionalism and permanence. For property investors, the development's maturity, established tenant base, strategic location, and comprehensive facilities offer potential for stable rental yields and long-term capital growth, though lease decay considerations warrant careful financial modelling when evaluating acquisition timing.

The asking price range from S$1.08 million reflects positioning within the established industrial property segment, with unit variation reflecting floor level, exact area, configuration, and tenancy status. Some units are currently tenanted to established operators, whilst others are vacant or recently renovated, offering flexibility for purchasers seeking either immediate rental income or owner-occupancy from acquisition.

For businesses and investors considering light industrial property within Singapore's eastern corridor, Oxley BizHub presents a fully-equipped, well-located, and operationally mature development framework. The combination of strategic MRT proximity, comprehensive operational facilities, generous access and loading infrastructure, and established market reputation makes it a significant consideration within the light industrial property landscape.

Frequently Asked Questions

What is the realistic rental yield for units purchased as investments at current Oxley BizHub price points?

Investment rental yields within Oxley BizHub typically range between 3.5% and 5% per annum, depending on exact unit configuration, floor level, and tenant profile at time of acquisition. A unit acquired at S$1.08 million with existing tenancy generating S$4,000 monthly would yield approximately 4.4% gross return before accounting for maintenance, property tax, and management costs. Yield sustainability depends on tenant lease renewal rates and prevailing market rents for comparable B1 light industrial space in the Ubi corridor—a generally stable segment supported by surrounding residential and commercial density. Investors should factor in lease decay risk given the remaining 44-year tenure, as this may progressively reduce capital values approaching year 70+ of the lease cycle, thereby impacting exit yield at future sale.

How does Oxley BizHub's psf pricing compare to recent transactions in the surrounding Ubi industrial estate?

Oxley BizHub units ranging from 1,690 to 2,200 square feet at asking prices from S$1.08 million equate to approximately S$640–S$640 per square foot, positioning the development within the mid-range of contemporary Ubi estate pricing. Recent comparable transactions in nearby blocks such as Vertex, UB One, and Zervex have traded between S$600–S$750 psf depending on unit condition, ceiling height, and tenancy status, suggesting Oxley BizHub is competitively priced within peer group expectations. Factors supporting this valuation include the development's established reputation, comprehensive amenities (pool, gymnasium, canteen), strategic MRT accessibility at 8 minutes' walk, and operational features such as 6.6-metre driveways and high ceiling clearance. Units with existing tenancies tend to trade at the lower end of this range, whilst vacant or recently renovated units command slight premiums reflecting occupancy optionality for purchasers.

What is the Additional Buyer's Stamp Duty impact for a second property purchaser acquiring Oxley BizHub?

A Singapore Citizen purchasing a second property, including light industrial units at Oxley BizHub, incurs Additional Buyer's Stamp Duty at the current statutory rate of 20% on the purchase price. For a unit acquired at S$1.08 million, ABSD liability would total S$216,000, representing a substantial upfront cost that must be factored into total acquisition expenditure and investment underwriting. This 20% surcharge applies in addition to standard Buyer's Stamp Duty (BSD) on the purchase price itself, materially increasing the effective acquisition cost relative to a first-property purchase. Investors must carefully model this ABSD impact when evaluating yield and return expectations, as the requirement to pay this duty upfront reduces available capital for other purposes and extends the payback period before positive net cash position is achieved. For owner-operators establishing a second property footprint or businesses expanding to additional industrial space, ABSD similarly adds S$216,000 to the effective purchase cost at this price point.

How significant is lease decay risk given the remaining 44-year tenure, and how will this impact resale value?

The remaining lease period of 44 years presents meaningful lease decay risk for investors with a 10–15 year holding horizon, as Singapore's financing institutions and purchasers become increasingly cautious as leasehold terms fall below 40 years remaining. At the point of sale in 10 years' time, Oxley BizHub units would retain approximately 34 years' lease—still financeable but approaching the threshold where mortgage availability becomes constrained and asset values experience material compression. Industry practice suggests values typically decline 10–15% per decade as remaining lease falls below 40 years, implying that capital growth may stagnate or reverse during latter stages of the holding period. Astute investors should therefore target a 5–8 year holding window, exiting before lease decay materially impacts resale marketability and value. Owner-occupiers utilising the space operationally may be less sensitive to this risk, provided the remaining lease term aligns with their business operation timeline and they do not require selling the property prematurely.

How does proximity to MacPherson MRT Station at 8 minutes' walk influence demand and capital appreciation?

MacPherson MRT Station (CC10 line) proximity at 670 metres directly enhances Oxley BizHub's appeal to both operator-occupiers and investors by reducing employee commute friction and improving site accessibility for clients and suppliers. Light industrial businesses with high staff turnover—such as assembly, food production, or logistics operations—particularly benefit from MRT connectivity, as it expands the addressable labour pool beyond immediate walking distance and improves retention through reduced commute times. This connectivity advantage has historically supported rental growth in Ubi estate properties, with MRT-proximate facilities commanding 5–8% rental premiums over comparable units further from transit. Capital appreciation in MRT-adjacent industrial developments typically outpaces estate average growth, as each generation of buyers recognises the enduring value of public transport accessibility. The Circle Line's relative maturity and stable ridership make MacPherson a reliable long-term connectivity asset, supporting confidence that demand and rental sustainability should remain resilient across economic cycles.

Which buyer profiles—HNW, upgrader, first-timer, or investor—find Oxley BizHub most suitable?

Owner-operator business owners seeking light industrial space with operational efficiency and employee amenities represent the core natural buyer pool, particularly manufacturers, logistics operations, or food producers requiring B1 classification, high ceiling clearance, cargo lift access, and modern facility standards. For this profile, Oxley BizHub offers a complete operational ecosystem with on-site support amenities, proven track record within the industrial community, and MRT connectivity that facilitates recruitment and client access. Property investors focused on industrial income yields and long-term appreciation within established estates find the development appealing given the 3.5–5% rental yield potential, stable tenant base, and supporting infrastructure. First-time property purchasers may encounter financing complexity due to ABSD implications (20% surcharge for second property of any occupier) and the requirement for specialist industrial property lending, though first-time buyer status within property categories does provide certain exemptions and concessions. HNW investors may view individual units as portfolio diversification within industrial real estate income strategies, though the 44-year remaining lease tenure may encourage shorter holding horizons compared to freehold or 999-year alternatives. Upgraders transitioning from smaller commercial spaces to larger operational footprints find the development's variety of configurations, from 1,690 to 2,200+ square feet, well-suited to business expansion pathways.

What TDSR and financing headroom typically apply at Oxley BizHub price points, and how does this affect buyer capacity?

For a unit acquired at S$1.08 million with standard 70% loan-to-value (LTV) financing, the loan amount would be approximately S$756,000, resulting in monthly loan servicing of approximately S$3,600–S$3,900 depending on prevailing interest rate and loan tenure (typically 25–30 years for industrial property). Most financial institutions maintain a Total Debt Servicing Ratio (TDSR) ceiling of 60% for industrial property, meaning a buyer with monthly gross income of S$6,000–S$6,500 would comfortably service the industrial property loan alone. However, if the purchaser carries existing residential mortgage or other debt obligations, TDSR headroom becomes constrained, potentially requiring either higher income documentation, smaller loan amounts, or deposit enhancement above the standard 30% to remain within TDSR limits. First-time buyers of industrial property may encounter stricter TDSR application (55% ceiling) compared to experienced property investors, further limiting financing flexibility. Purchasers should conduct detailed financial modelling and liaise with industrial property specialists at their chosen financial institution to confirm exact TDSR treatment and available loan quantum before committing to acquisition, as financing availability directly impacts purchasing power at this price point.

How does Oxley BizHub compare to competing light industrial developments in the Ubi precinct and broader eastern corridor?

Oxley BizHub occupies a premier position within the Ubi estate market segment, competing directly with established developments such as Vertex, UB One, and Zervex, as well as Oxley BizHub 2 (a sister development in the same precinct). Compared to Vertex and UB One, Oxley BizHub offers greater unit density, more comprehensive on-site amenities (dedicated pool and gymnasium facilities), and newer-generation building systems, though per-square-foot pricing remains comparably aligned at approximately S$640 psf. Developments further afield within the eastern corridor—such as properties in Tai Seng or along the Paya Lebar corridor—may offer slightly lower psf pricing (S$580–S$620) but typically sacrifice MRT proximity and established tenant ecosystem. Oxley BizHub 2, located within the same precinct, offers comparable offerings and may compete directly for similar operator-occupier and investor demand. The development's mature status (TOP around 2015), established reputation, and proven operational track record represent advantages over newer launches, which may carry higher perceived risk. Buyers evaluating competing options should weigh MRT accessibility, unit configuration flexibility, amenity offerings, leasehold duration, and tenant base stability alongside raw psf pricing to assess true value proposition.

Which unit stack or floor level typically offers superior value relative to price?

Mid-stack units between floors 3 and 6 typically offer the most balanced value proposition within Oxley BizHub, avoiding both the premium pricing commanded by lower floors (which benefit from easier vehicle loading and unloading access) and the slight discount applied to higher floors due to extended lift wait times and reduced convenience for cargo operations. Lower floors (ground to 2nd) attract operator demand willing to pay premiums for direct loading access and minimal lift dependency, pushing asking prices 3–5% above development averages for comparable area units. Higher floors (8th to 10th) may trade at 2–3% discounts relative to mid-stack comparables, as operational inefficiency from extended cargo lift transit times and perceived reduced convenience for visitor parking and delivery operations reduce occupier appeal. For investor purchasers prioritising tenant rental yield, mid-stack floors generally produce optimal returns, as they command no occupier penalty pricing whilst remaining operationally attractive to prospective tenants. Units with existing satisfied tenancies locked into mid-stack floors therefore represent particularly efficient portfolio acquisitions, combining stability of income with valuation efficiency relative to vacant comparable units at higher or lower elevations.

What future supply pipeline exists within the Ubi and eastern industrial corridor that could affect Oxley BizHub capital values?

The Ubi industrial estate has demonstrated relative maturity with limited large-scale greenfield development potential, suggesting that future supply additions will primarily occur through redevelopment of aging facilities or intensification of existing sites rather than entirely new competing complexes. The Government Land Sales (GLS) programme has shown moderation in releasing industrial sites within the eastern corridor in recent years, indicating that supply constraints may continue to support pricing resilience for established, well-maintained facilities such as Oxley BizHub. However, the planned modernisation of Singapore's broader industrial estate portfolio, coupled with potential future announcements of new industrial parks in emerging growth corridors (such as the Tampines or Changi waterfront areas), could theoretically redirect new tenant demand away from established Ubi-area facilities. Long-term capital appreciation within Oxley BizHub should be supported by the development's MRT proximity, maturity, and operational reputation, but investors should monitor Government economic announcements and industrial zoning policy changes that might signal new competitive supply that could moderate rental growth and capital appreciation trajectory. The establishment of sister developments such as Oxley BizHub 2 within the same precinct indicates continued confidence in the micro-location, suggesting that the estate remains attractive for institutional capital and development activity.

Light Industrial At 65 Ubi Road 1 — From S$750K