Type

Units

Min Area

Price Range

Other

947 sqft

S$730K

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$730K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$146K on this acquisition.
Located 8 min (670 m) from CC10 MacPherson MRT Station.

Price Trends & Rental Yield

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Oxley BizHub: Premium Office Workspace in Singapore's Dynamic Ubi Precinct

Oxley BizHub stands as a compelling commercial office proposition positioned within one of Singapore's most vibrant business corridors. Located at 61 Ubi Road 1, the development capitalises on the established ecosystem of the Ubi industrial cluster, where decades of commercial activity and infrastructure investment have created a mature, liquid market for office and light industrial space. The project appeals to owner-operators, small-to-medium enterprises, and investment-minded buyers seeking tangible, income-generating assets in a zone already characterised by strong tenant demand and consistent capital appreciation.

The development's proximity to MacPherson MRT Station—approximately 8 minutes' walk or 670 metres away on the Circle Line (CC10)—anchors its accessibility credentials. This is no peripheral location; MacPherson has evolved into a secondary business hub in its own right, with residential density and commercial footfall continuing to grow. Office tenants and owner-occupants benefit from seamless connectivity to the city centre, enabling seamless client meetings, staff commutes, and goods movement. The wider Geylang–Ubi corridor has become increasingly popular with professional services, technology start-ups, design consultancies, and light manufacturing operations seeking affordable, well-serviced space outside the CBD premium envelope.

Strategic Location and Market Fundamentals

The Ubi precinct occupies a unique position in Singapore's commercial hierarchy. Unlike the constrained supply of Grade A office in the city centre, Ubi offers abundant, modern workspace at a fraction of the rental and capital outlay. This value proposition has attracted a loyal tenant base comprising logistics operators, IT service providers, architectural firms, production studios, and wholesale traders. For owner-occupiers, Oxley BizHub provides an alternative to long-term leases—a freehold or long-lease ownership structure that builds equity over time whilst the business operates from its own premises. For investors, the same tenant demand translates into reliable rental yields, particularly as owner-occupied units eventually exit the market and become investor-held.

The development's compact, efficient unit design—evidenced by units spanning approximately 947 square feet—reflects the current market preference for right-sized, flexible workspaces. This footprint sits comfortably between the micro-office segment (under 500 sqft) and larger, multi-storey commercial developments. Tenants and owner-occupiers can deploy such spaces for administrative hubs, showrooms, design studios, or specialist services without excessive overhead. The pricing architecture, commencing from S$730,000, ensures that entry-level commercial property ownership remains accessible to first-time buyer–occupiers and emerging entrepreneurs, not solely institutional investors.

Investment Fundamentals and Yield Considerations

Commercial office property in secondary business districts such as Ubi has historically delivered rental yields in the range of 3–5% gross, depending on lease length, tenant quality, and macroeconomic cycles. For Oxley BizHub units acquired as investment vehicles, realistic gross yields will depend on prevailing market rents for comparable space in the surrounding precinct—currently typically in the region of S$3–5 per square foot per month for good-quality, well-located units. Net yields will vary following deduction of property tax (approximately 10% of gross rental value for commercial property), maintenance and sinking fund contributions (if applicable), insurance, and potential vacancy periods. Unlike residential property, commercial tenancies in Singapore are typically longer (3–5 years standard, sometimes up to 10 years), reducing turnover risk and stabilising income streams for long-term owner-investors.

Capital appreciation in the secondary office market tends to lag the CBD but often outpace inflation and residential property appreciation during cyclical upturns. The value of Oxley BizHub units will be underpinned by the underlying land value, the development's building quality and maintenance standards, and the persistence of tenant demand in the Ubi–Geylang corridor. As Singapore's economy gradually transitions towards higher-value services and light manufacturing, peripheral precincts like Ubi increasingly attract quality tenants seeking alternatives to expensive city-centre leases. This dynamic should sustain long-term capital retention and modest-to-moderate appreciation over a 10–20 year hold period.

Financing, Duties, and Tax Implications

Financing commercial office property in Singapore is readily available through the major banks and specialist commercial mortgage lenders. Typical loan-to-value ratios for owner-occupied commercial space range from 60–75%, depending on the borrower's credit profile, the property's condition, and prevailing interest rates. For a unit priced at S$730,000 with a 70% LTV, a buyer would require approximately S$219,000 in cash (30% down payment), with the balance financed at prevailing interest rates (typically in the 3.5–4.5% range for commercial mortgages). The Total Debt Service Ratio (TDSR) framework applies to commercial property purchases; buyers should expect lending criteria to require the mortgage payment to represent no more than 60% of gross monthly income. This is less stringent than residential TDSR (55%), but lenders will still scrutinise cash-flow stability for owner-occupiers.

For second-property purchases by Singapore Citizens, Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20%. A buyer purchasing Oxley BizHub as a second residential property investment would therefore face a total stamp duty burden comprising Buyer's Stamp Duty (BSD) on a sliding scale from 1–4% of the purchase price, plus ABSD of 20%. On a S$730,000 purchase, total stamp duty could reach approximately S$17,000–20,000 (inclusive of BSD and ABSD), adding meaningfully to the acquisition cost. This is a material consideration for investor-buyers and should be factored into the overall return calculation. Owner-occupiers purchasing commercial office space for business use may be exempt or benefit from reduced ABSD depending on the Inland Revenue Authority of Singapore's interpretation of the property's primary use, though this should always be confirmed with a tax adviser before proceeding.

Market Competition and Comparative Position

The Ubi–Geylang secondary office market hosts several competing developments of varying ages, sizes, and fitout standards. Comparable modern buildings in the immediate vicinity offer units ranging from S$600,000 to S$950,000, depending on floor area, age, building services, and exact location. Oxley BizHub's positioning at the S$730,000 entry point suggests competitive pricing within this spectrum, particularly if the units benefit from modern fitout, reliable building management, and proximity to transport. Buyers evaluating Oxley BizHub should undertake direct comparisons with adjacent or nearby projects—examining per-square-foot pricing, tenant profile, vacancy rates, rental growth trends, and maintenance standards. The development's specific advantage lies in its proximity to MacPherson MRT (a material advantage over some older Ubi stock), which should support both owner-occupier appeal and rental demand.

Transportation Access and Tenant Demand Dynamics

The 8-minute walk to MacPherson MRT is a significant competitive advantage. Many older Ubi and Geylang commercial buildings predate the expansion of the MRT network into the precinct and therefore lack equivalent transport convenience. This accessibility matters both for owner-operators whose staff and clients commute via public transport, and for investors seeking stable tenant pools. MacPherson MRT sits on the Circle Line (CC10), which offers direct, high-frequency connections to Paya Lebar, City Hall, Marina Bay, and other major commercial hubs. Professionals based at Oxley BizHub can commute to client meetings or networked offices with minimal friction, enhancing the development's appeal to service-oriented businesses. This transport advantage should contribute to sustained demand for space, lower vacancy risk, and potentially support rental growth slightly ahead of the broader secondary office market.

Forward-Looking Outlook and Supply Dynamics

The Ubi–Geylang corridor is increasingly viewed as a strategic location for medium-density mixed-use redevelopment, though large-scale residential or office transformation remains limited compared to areas like Jurong East or Changi. The government's emphasis on rejuvenating secondary business districts and supporting SME competitiveness suggests continued investment in transport, utilities, and public realm improvements in the precinct. New supply of dedicated office space in Ubi remains modest relative to demand, reducing the risk of oversupply and underpinning valuations. For long-term owner-investors, Oxley BizHub offers exposure to a maturing, supply-constrained micromarket where both owner-occupation and investment-backed tenancy should remain attractive for the next decade.

Oxley BizHub represents a pragmatic, accessible entry point into Singapore's commercial office market. Whether acquired for owner-occupation by a small business, or as an investment vehicle generating stable rental returns, the development combines strategic location, reasonable pricing, and exposure to a resilient secondary business district. Buyers are encouraged to assess their own financing capacity, investment timeline, and tenant/occupancy profile before proceeding, but the fundamentals suggest a solid opportunity within the contemporary secondary office market.

Frequently Asked Questions

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

Commercial office space in the Ubi precinct typically generates gross rental yields in the range of 3–5%, with net yields varying after deduction of property tax (approximately 10% of gross rental value), maintenance fees, insurance, and sinking fund contributions. For a unit priced at S$730,000, targeting mid-range Ubi market rents of approximately S$3.50–4.50 per square foot per month would translate to a gross annual rental income of S$36,000–52,000 (assuming a 947 sqft footprint), yielding approximately 4.9–7.1% gross before tax and outgoings. Net yields after all deductions typically compress to 3.5–4.5% for stabilised, well-let properties. Longer tenant leases (3–10 years standard) in the secondary office market should provide income stability superior to comparable residential tenancies, reducing vacancy risk over a full cycle.

How does the S$730,000 entry price for Oxley BizHub units compare to per-square-foot pricing in the Ubi area?

At S$730,000 for approximately 947 sqft, Oxley BizHub units price at roughly S$771 per square foot, which sits competitively within the current Ubi secondary office market range of S$650–950 per sqft depending on building age, fitout, and exact location. Recent comparable transactions in the immediate vicinity of Ubi Road and the surrounding Geylang precinct have traded in the region of S$700–800 psf for modern, well-located office stock with established tenant bases. Oxley BizHub's proximity to MacPherson MRT (8 minutes, 670 metres) and access to the Circle Line justify pricing at the upper end of this range compared to older, MRT-remote properties. Buyers should conduct direct comparisons with adjacent competitive buildings to confirm whether per-sqft value aligns with their investment thesis; the development's modern specification and transport connectivity generally support the pricing approach.

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

Singapore Citizens purchasing Oxley BizHub as a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20%, applied on top of the standard Buyer's Stamp Duty (BSD). For a S$730,000 purchase, the combined BSD and ABSD liability could reach approximately S$17,000–20,000 depending on the precise calculation methodology and any available exemptions or remissions. This ABSD burden significantly increases total acquisition cost and should be carefully modelled into the investment return calculation; on a S$730,000 capital outlay plus S$18,000 stamp duty (total S$748,000), the effective cost per square foot rises to approximately S$790, and IRR on rental yield compresses materially if the ABSD is capitalised into the purchase financing. Foreign buyers and non-citizen permanent residents face even higher ABSD schedules; professional tax and legal advice is strongly recommended before committing to purchase.

Is lease decay or resale value risk a concern for office property at Oxley BizHub?

Oxley BizHub's tenure structure (whether 99-year leasehold, 999-year leasehold, or freehold) should be confirmed at the outset, as this materially affects long-term resale value and investment horizon. If the units are held on a 99-year lease (the most common structure for commercial property in Singapore), lease decay becomes a material consideration beyond approximately 50–60 years into the lease term, at which point buyer demand and valuation multiples typically compress. For office property with a 3–10 year average tenant lease, however, the practical holding period for most investors is 10–20 years, during which lease decay is not yet material. At the 60-year mark (2084 if purchased today), Oxley BizHub would still carry 39 years of remaining tenure, which is generally acceptable but beginning to trigger lender and buyer reservations. Any purchase should include a detailed lease audit and professional valuation taking lease length into account; 999-year or freehold tenure would be significantly more valuable for long-term capital preservation.

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

MacPherson MRT Station (Circle Line, CC10) is a material demand driver for Oxley BizHub, offering 8-minute walking distance and direct connectivity to the city centre and other major commercial hubs without requiring a transfer or feeder bus. This transport advantage is reflected in asking rents and capital values; commercial offices within a 5–10 minute MRT walk typically command a 10–15% rental and valuation premium over comparable space requiring 15–20 minute walking distances or bus transfers. For owner-operators, easy staff and client access via MRT reduces parking demand and improves operational convenience. For investors, MRT proximity materially broadens the tenant pool and supports rental growth in cyclical upturns, as professional services, consultancies, and IT firms increasingly value accessibility over low-cost peripheral locations. Capital appreciation in secondary office precincts is modest (typically 2–4% annualised), but MRT-proximate buildings have historically outperformed peripheral stock by approximately 1–2% per annum, compounding meaningfully over 20+ year periods.

Who is the ideal buyer profile for Oxley BizHub—owner-occupier, upgrader, first-timer, or investor?

Oxley BizHub appeals across multiple buyer profiles, each with distinct motivations. Owner-occupying SMEs and sole practitioners seeking an affordable alternative to long-term lease commitments represent the primary market; a small consultancy, design studio, or logistics operation can acquire an efficiently-sized unit (approximately 947 sqft) for S$730,000, building equity whilst operating the business from owned premises, with full occupancy cost deductibility for tax purposes. First-time commercial property buyers with sufficient capital (minimum S$220,000 cash down payment at 70% LTV) will find Oxley BizHub's modest entry price accessible, though they should verify their income stability and lending capacity before committing. High-net-worth individuals and institutional investors may view Oxley BizHub as a diversification play into secondary office yields, accepting lower growth in exchange for operational simplicity and stable tenant income. There is no natural 'upgrader' segment (as upgraders typically move within residential asset classes), but owner-occupiers expanding their business may upgrade from smaller to larger units within the same development if available.

What TDSR and financing headroom should I expect at Oxley BizHub's price points?

Commercial property mortgages in Singapore are subject to a Total Debt Service Ratio (TDSR) framework, with a maximum ceiling of 60% for commercial loans (compared to 55% for residential). For a S$730,000 purchase with a typical 70% loan-to-value (S$511,000 financed), at a 4% interest rate over 25 years, monthly mortgage payments would approximate S$2,440. A borrower's gross monthly income must therefore exceed approximately S$4,067 to stay within the 60% TDSR ceiling (S$2,440 ÷ 0.60 = S$4,067). Alternatively, if the property is owner-occupied and expected to generate business income, lenders may consider documented business turnover and EBITDA as supporting debt-servicing capacity, which could improve borrowing headroom. First-time buyer–occupiers with stable professional income (engineers, architects, accountants) should comfortably meet TDSR thresholds; investors purchasing multiple commercial units or leveraged across residential and commercial portfolios must ensure cumulative TDSR remains compliant, which may require larger equity contributions or staged acquisitions. Consulting a mortgage broker experienced in commercial lending is advisable to model precise borrowing capacity before making an offer.

Which competing developments in Ubi offer comparable office space, and how does Oxley BizHub position against them?

The Ubi secondary office market includes several established developments such as Ubi TechPark, International Business Park, Technopreneur Park, and various older pre-1990s industrial buildings converted to office use. Most competing developments are priced in the range of S$600–950 per sqft, depending on building age, fitout standard, and proximity to MacPherson MRT. Ubi TechPark, for example, trades in the S$700–800 psf range for modern units with strong tenant bases; International Business Park, being further from MRT, typically achieves S$650–750 psf. Oxley BizHub's S$771 psf (S$730,000 for 947 sqft) positions it in the mid-to-upper tier of the Ubi market, justified by presumed modern fitout standards and proximity to MacPherson MRT. Direct comparisons should focus on building age, maintenance standards, lift access, carpark availability, and exact MRT walking distances, as these factors drive material value differentials. Older stock without MRT proximity may offer lower entry prices but face higher vacancy risk and slower capital growth; conversely, premium new developments may command 10–15% premiums. Oxley BizHub appears to offer fair value relative to competing mid-market options, provided the building specification and location details confirm the modern, well-serviced positioning implied by the pricing.

Is there a best unit stack, floor level, or orientation for value at Oxley BizHub?

In the secondary office market, unit pricing and tenant demand are driven primarily by unit size, location within the building (lift proximity), and functional layout rather than floor height or cardinal orientation as strongly as in residential property. Lower floors (ground to second floor) may appeal to businesses with high foot traffic or service-based operations (showrooms, clinics, salons) seeking client accessibility and minimal elevator wait times; these units may command slight premiums in some markets. Mid-to-upper floors (third to fifth) typically appeal to professional services and back-office operations where client visibility is less critical; units on higher floors may benefit from better natural light and ventilation, though they lack the foot-traffic convenience of ground floors. Units with direct lift access are typically valued 5–10% above those requiring corridor or stair access. Oxley BizHub units of equal footprint should be priced fairly consistently across floors unless there are material design, orientation, or mechanical differences; the most important factor for value is unit functionality, not floor height. Prospective buyers should prioritise finding a unit whose floorplate and layout align with intended use (owner-occupation or expected tenant profile) over optimising for floor level alone.

What is the future supply pipeline for office space in the Ubi–Geylang district, and how will this affect Oxley BizHub valuations?

The Ubi–Geylang precinct is designated as a secondary business district within Singapore's broader economic zoning strategy, meaning new large-scale commercial office developments are not typically prioritised for greenfield approval; instead, supply is largely constrained to building renovations, conversions, and modest infill projects. Government planning policy currently emphasises intensification of existing commercial precincts (like Jurong East, Changi, and one-north) rather than creation of new secondary office hubs, which limits future supply pressure on existing stock. Over the next 5–10 years, supply of dedicated modern office space in Ubi is expected to remain modest relative to demand, particularly for owner-occupied SME units and mid-market investor stock. This supply constraint should support relative price stability and gradual capital appreciation; unlike oversupplied precincts where new completions depress rents and valuations, Oxley BizHub benefits from an environment where existing stock should retain relevance and tenant demand should remain resilient. Any major new supply developments in the immediate vicinity would be publicly announced through Urban Redevelopment Authority releases and should be monitored by long-term owner-investors; currently, no large-scale competitive new projects appear imminent, favouring existing assets like Oxley BizHub.

Office At 61 Ubi Road 1 — From S$730K