Type

Units

Min Area

Price Range

Other

1195 sqft

S$1.4M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$1.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$280K on this acquisition.
Freehold.
Located 12 min (1.02 km) from CC12 Bartley 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.

Da Jin Factory Building: Freehold Industrial Office Space in Upper Paya Lebar

Da Jin Factory Building represents a distinctive investment opportunity within Singapore's established industrial corridor along Upper Paya Lebar Road. This freehold commercial development offers industrial office spaces designed to serve the needs of growing businesses seeking flexible, accessible premises in a well-connected location. The property stands at the intersection of operational convenience and investment potential, appealing to both owner-operators and portfolio investors seeking stable returns in the industrial real estate sector.

Location and Accessibility

Positioned at 362 Upper Paya Lebar Road, Da Jin Factory Building benefits from its placement within a mature business and industrial neighbourhood. The development enjoys straightforward access to major arterial routes, facilitating logistics and client visits. Bartley MRT Station (CC12 line) lies approximately 12 minutes away by distance of 1.02 kilometres, providing reliable public transport connectivity for tenants and employees who prefer not to drive. This proximity to the Circle Line enhances the property's appeal for businesses requiring good accessibility from across the wider Singapore metropolitan area.

Property Specifications and Tenure

Units within Da Jin Factory Building are offered on a freehold tenure basis, eliminating concerns about lease decay and providing indefinite ownership rights. This freehold structure appeals particularly to long-term investors and owner-occupiers who value security of tenure and the absence of future lease renewal challenges. Industrial office spaces range upwards from 1,195 square feet, providing accommodation suitable for small to medium-sized enterprises seeking practical, straightforward commercial premises without unnecessary frills or premium service charges associated with newer developments.

Investment and Tenancy Potential

The property is available with tenancy arrangements already in place, presenting an immediate income-generating opportunity for investors. Units available for purchase often come with existing rental agreements, allowing new owners to benefit from day-one cash flow without requiring a void period or active tenant sourcing. This turnkey investment structure appeals strongly to passive investors seeking established income streams rather than managing tenant acquisition and lease negotiation processes independently.

Market Context and Buyer Profiles

Da Jin Factory Building attracts diverse buyer cohorts across the industrial office spectrum. Owner-operators seeking bespoke premises for their business operations find the freehold structure and flexible unit sizes attractive. Investors targeting steady rental yield appreciate the established tenancy environment and the property's positioning within Singapore's recognised industrial zone. The straightforward commercial environment appeals to pragmatic buyers prioritising operational efficiency and investment fundamentals over architectural prestige or lifestyle amenities.

Comparative Market Positioning

Upper Paya Lebar has established itself as a secondary industrial location offering better value than prime areas such as Jurong or Tuas, whilst maintaining reasonable accessibility and tenant demand. Da Jin Factory Building positions itself within this competitive segment, competing on freehold tenure, direct road access, and proximity to the MRT network. Recent market transactions in this precinct suggest per-square-foot valuations in the mid-to-high range for industrial office properties, reflecting the location's maturity and accessibility profile.

Financing and Valuation Considerations

Prospective purchasers should engage banking institutions early in their acquisition process to confirm financing availability and quantum. Freehold industrial properties typically attract more straightforward lending terms than leasehold equivalents, as tenure concerns do not influence valuation depreciation. Debt Service Ratio (TDSR) calculations for industrial investment purchases should account for anticipated rental income, with many lenders applying 80% of certified rental revenue when assessing serviceability.

Future Value Considerations

Freehold ownership eliminates the lease decay trajectory that leasehold properties experience over time. Properties held freehold maintain consistent valuation capacity irrespective of passage of years, providing superior long-term capital preservation compared to leasehold equivalents. This structural advantage becomes increasingly valuable in later holding periods, when leasehold properties suffer accelerating value erosion approaching 99-year lease thresholds. Da Jin Factory Building's freehold status therefore represents meaningful insurance against obsolescence risk for long-term holders.

Suitability for Different Purchaser Categories

First-time commercial property investors find the freehold tenure and existing tenancy arrangement appealing, as these characteristics reduce execution risk and provide immediate learning experience with minimal operational burden. Upgrading business owners seeking larger or better-located premises than their current arrangements appreciate the practical specification and straightforward commercial environment. High-net-worth individuals managing diversified investment portfolios value freehold industrial space as a stable, income-producing alternative to residential property exposure, particularly when considering portfolio balance and tax-efficient structure.

Conclusion

Da Jin Factory Building offers freehold industrial office space within an accessible, established business location. The combination of perpetual tenure, existing tenancy opportunities, and proximity to Bartley MRT Station creates a compelling proposition for investors and owner-operators seeking practical commercial real estate with genuine income-generating potential. The development's positioning within Upper Paya Lebar's mature industrial landscape provides stability and predictability for long-term holders unwilling to accept lease decay risk or engage with newer, premium-priced developments.

Frequently Asked Questions

What rental yield can an investor realistically expect from purchasing an industrial office unit at Da Jin Factory Building?

Rental yields for established industrial office spaces in the Upper Paya Lebar district typically range between 4.5% and 6% gross per annum, depending on unit size, specific location within the building, and tenant quality. Da Jin Factory Building's existing tenancy structure provides transparency on current market rental rates, allowing purchasers to model income expectations with greater confidence than purchasing vacant units. However, yields are influenced by broader economic conditions affecting Singapore's logistics and industrial sectors, and investors should stress-test their projections against cyclical downturns. Landlord-side costs including outgoings, maintenance, and potential vacancy periods should be factored into net yield calculations, typically reducing gross yields by approximately 1% to 2% annually.

How do recent per-square-foot transaction prices for industrial office space in Upper Paya Lebar compare to Da Jin Factory Building's pricing?

Industrial office properties in the Upper Paya Lebar corridor have transacted at per-square-foot prices ranging from approximately S$1,100 to S$1,400 psf in recent periods, depending on property condition, tenure structure, and proximity to transport nodes. Da Jin Factory Building's advertised pricing positions it competitively within this range, with units available from S$1.4 million suggesting per-square-foot values approaching the upper band for unrefurbished freehold stock. Comparable recent transactions suggest the building's freehold tenure and existing tenancy profile justify valuations at the upper end of local pricing ranges, reflecting investor confidence in the location's stability. Prospective purchasers should obtain independent valuation assessments to confirm pricing relative to recent arm's-length transactions involving similarly-specified properties in the immediate vicinity.

What Additional Buyer's Stamp Duty implications should a Singapore Citizen consider when purchasing their second property at Da Jin Factory Building?

Singapore Citizens purchasing a second residential or investment property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit priced at S$1.4 million, ABSD liability would be approximately S$280,000, materially increasing acquisition costs and requiring careful financing structuring. This duty applies regardless of whether the purchase is intended for personal use or investment purposes, and applies to industrial office properties classified as commercial real estate. Prospective second-time buyers should budget for ABSD when calculating total acquisition costs, and may wish to explore timing strategies around spouse's ownership structures or corporate purchasing vehicles (though professional taxation advice is essential). Relief provisions may apply in limited circumstances, such as prior property dispositions, but these must be verified with the Inland Revenue Authority of Singapore (IRAS) prior to acquisition.

Does lease decay present a risk to capital value at Da Jin Factory Building, and how does freehold tenure protect against this?

Da Jin Factory Building's freehold tenure entirely eliminates lease decay risk, as owners hold indefinite rights without requiring future lease renewals at government-determined prices. Leasehold properties by contrast experience predictable value erosion as lease remaining term declines, with accelerated depreciation when reaching 60 years or fewer remaining terms. This structural advantage benefits Da Jin Factory Building holders regardless of holding period, providing superior capital preservation compared to neighbouring leasehold industrial properties where tenant demand and institutional investment appetite typically declines as residual lease terms shorten. For investment-focused purchasers with extended time horizons, freehold ownership effectively eliminates refinancing and value preservation headaches that plague leasehold investors in later holding cycles. The freehold status also simplifies future capital transactions, as purchasers need not navigate tenure-related valuation haircuts or justify property value to sceptical lenders concerned about approaching lease expiry.

How does proximity to Bartley MRT Station (CC12) affect tenant demand and capital appreciation potential for industrial office space at this location?

Bartley MRT Station's location on the Circle Line provides direct connectivity to central business district areas including Raffles Place, Marina Bay, and Orchard, making Da Jin Factory Building accessible to firms requiring regular CBD office interaction or staff commuting from across the wider metropolitan area. This transport connectivity elevates tenant demand for the property, supporting rental achievability and reducing vacancy risk compared to more isolated industrial parks reliant on vehicular access. Capital appreciation is typically supported by improving MRT accessibility, as business tenants increasingly value reduced parking requirements and simplified employee commuting arrangements. However, transport proximity alone does not guarantee capital growth; underlying tenant demand for industrial space and economic fundamentals driving logistics sector activity remain primary value drivers, with MRT access playing a supporting role in tenant attraction and retention. The Bartley MRT connection differentiates this location from more remote industrial corridors, justifying premium valuations relative to properties accessible only by private vehicle.

Which buyer profiles benefit most from purchasing industrial office space at Da Jin Factory Building, and why?

Owner-operators seeking practical, freehold commercial premises benefit significantly from Da Jin Factory Building's straightforward specification and established business environment, avoiding lease complications and premium service charges. Passive investors targeting steady rental income appreciate the existing tenancy arrangements and freehold structure, which eliminates uncertainty around lease renewals whilst maintaining indefinite ownership duration. Business expansion-stage companies require scalable premises with operational flexibility; Da Jin Factory Building's range of available unit sizes accommodates this requirement within a location accessible to employees and clients. High-net-worth individuals managing diversified portfolios value freehold industrial real estate as a lower-volatility income-producing asset less correlated with residential property market cycles, and appreciate the simplified ownership and financing mechanisms compared to leasehold structures. Conversely, end-users seeking premium, brand-new purpose-designed facilities may find the building's industrial character less appealing than newer developments, suggesting this property attracts pragmatic, value-oriented rather than prestige-focused purchasers.

What Debt Service Ratio (TDSR) and financing headroom should buyers budget for when purchasing industrial office units at typical price points?

For a unit priced at S$1.4 million financed through a 70% loan-to-value mortgage (approximately S$980,000), monthly loan servicing costs at current interest rates (approximately 4% per annum) would be approximately S$4,700 monthly. TDSR regulations require that total monthly debt obligations not exceed 60% of gross monthly income, so a purchaser would require approximately S$7,800 monthly gross income to service this debt in isolation. Lenders typically allow 80% of certified rental income when assessing serviceability for investment purchases, meaning a unit generating S$3,500 monthly rental would support approximately S$2,800 in qualifying income. Overall financing headroom depends on purchaser's other debt obligations, employment stability, and down-payment capacity; buyers purchasing with 30% equity injection (S$420,000) reduce leverage and improve serviceability ratios. Professional mortgage brokers can advise on specific lending quotas available from institutional banks, as mortgage conditions for commercial property purchases often differ from residential lending, with stricter serviceability and documentation requirements reflecting higher perceived risk profiles.

How does Da Jin Factory Building compare competitively to other freehold industrial office developments in the Upper Paya Lebar and adjacent areas?

Upper Paya Lebar hosts several established industrial developments, with competing freehold properties including developments in adjacent streets and immediate vicinity. Da Jin Factory Building's competitive positioning hinges on per-square-foot valuation relative to comparable freehold stock, existing tenancy profile reducing acquisition execution risk, and accessibility to Bartley MRT and major arterial routes. Some competing developments may offer newer construction specifications or purpose-built tenant facilities, commanding premium valuations but attracting different tenant profiles seeking modern working environments. Conversely, Da Jin Factory Building appeals to cost-conscious tenants and investors prioritising functional accommodation and reasonable pricing over architectural distinction or hospitality-calibre finishes. Recent market transactions in the precinct should be examined to confirm Da Jin Factory Building's competitive positioning; developments with superior MRT accessibility or more modern construction may command modest premiums, but freehold tenure and existing tenancy arrangements provide offsetting advantages. Prospective purchasers benefit from engaging commercial property advisors familiar with this corridor to benchmark valuations and tenure structures against recently-transacted comparable properties.

Are particular unit stack or floor levels within Da Jin Factory Building likely to offer better value than others?

Industrial office space valuation is typically less sensitive to floor level than residential property, as commercial tenants prioritise operational practicality, unit size, and loading access over light exposure or view quality. Ground floor units in industrial buildings command value premiums if they offer direct vehicle or loading access, facilitating logistics operations and reducing reliance on shared elevators or common areas. Mid-floor and upper-floor units typically trade at modest discounts to ground-level equivalents, reflecting reduced operational convenience but potentially lower outgoings and simpler tenancy arrangements for professional services businesses. Within Da Jin Factory Building, value analysis should centre on unit size, internal configuration facilitating tenant operations, and specific location within the broader building complex rather than floor elevation. Prospective investors should assess which floor levels attract tenant interest in the current market; if existing tenants occupy specific floors, this provides guidance on tenant preference and rental achievability. Professional property advisors can analyse tenancy data across the development to identify patterns suggesting which locations command premium rents or attract highest-quality tenants, informing value selection for investor-focused purchasers.

What is the likely future supply pipeline for industrial office space in the Paya Lebar district, and how does this affect capital appreciation potential?

Paya Lebar has established itself as a mature industrial corridor with limited large-scale new development activity, as planning restrictions and land constraints limit new supply. Most future capacity likely involves redevelopment of existing properties or intensification of underutilised sites, typically on a measured pace reflecting Singapore's broader industrial land strategy prioritising efficient use of existing stock. This supply-constrained environment provides structural support for existing freehold properties like Da Jin Factory Building, reducing the risk of large new developments materially increasing local supply and depressing valuations. However, broader economic trends affecting manufacturing and logistics sector activity remain relevant; if Singapore's industrial economy contracts, reduced tenant demand could pressure rental growth and capital values regardless of supply constraints. Medium-term capital appreciation appears supported by limited new supply and existing property age, though long-term appreciation depends on Singapore's continued role as a logistics and manufacturing hub. Prudent investors should consider sector cyclicality and tenant demand drivers alongside supply-side factors when projecting capital value evolution, as freehold tenure protects against lease decay but does not insulate from fundamental economic forces affecting industrial real estate attractiveness.

Office At 362 Upper Paya Lebar Road — From S$1.4M