Type

Units

Min Area

Price Range

Other

1905 sqft

S$1.3m

Property Highlights

Prices currently start from S$1,250,000.
Located 8 min (670 m) from CC10 MacPherson MRT Station.

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Oxley BizHub 2: Premium Light Industrial Space in Ubi's Core Business District

Oxley BizHub 2 represents a significant addition to Singapore's light industrial real estate landscape, positioned at 62 Ubi Road 1 in one of the island's most vibrant industrial and business precincts. This development offers B1-classified light industrial units designed to meet the evolving needs of modern manufacturing, logistics, and knowledge-based businesses seeking accessible, well-connected operational hubs. The project brings contemporary design standards and functional flexibility to a locality that has become synonymous with enterprise activity and commercial dynamism.

The development's strategic positioning within the Ubi industrial corridor provides immediate access to an established ecosystem of complementary businesses, suppliers, and service providers. This clustering effect has historically driven operational efficiencies and networking opportunities for occupants, making the location particularly attractive to growing enterprises requiring proximity to both supply chains and customer bases. The area's reputation for business concentration continues to reinforce its appeal across multiple industry verticals, from engineering and food manufacturing to logistics and technology services.

Accessibility and Transport Connectivity

Located merely 670 metres from MacPherson MRT Station (CC10 line), Oxley BizHub 2 benefits from exceptional public transport access that enhances both employee commuting convenience and business accessibility for clients and partners. This proximity to a major interchange station on the Circle Line significantly reduces travel friction for a workforce spread across Singapore's wider geography, whilst also positioning the development advantageously for businesses dependent on rapid goods movement or personnel deployment. The short walking distance to MacPherson station eliminates the practical barriers that often deter talent acquisition in more peripheral industrial locations.

Beyond the MRT connectivity, the Ubi Road 1 address sits within a well-developed transport network including multiple bus routes and proximity to major arterial roads. Businesses requiring vehicular logistics benefit from straightforward access to the Pan-Island Expressway and other key corridors, whilst the balanced transport offering appeals equally to operations emphasising public commuting by employees. This multi-modal connectivity architecture supports the site's attractiveness across a spectrum of business models, whether operationally centred on foot traffic, goods distribution, or knowledge-worker concentration.

Light Industrial Classification and Operational Flexibility

The B1 light industrial classification permits a diverse range of low-nuisance manufacturing, assembly, and service-based operations that represent the backbone of Singapore's modern industrial economy. Unlike heavier industrial classifications, B1 zoning enables businesses to operate within residential and mixed-use proximity without generating excessive noise, odour, or traffic disturbance, thereby facilitating integration within the broader Ubi precinct's commercial ecosystem. This classification flexibility allows occupants to pursue production, assembly, research, and allied service activities that would face zoning constraints in purely commercial areas.

Unit sizes across Oxley BizHub 2 accommodate both start-up operations seeking modest production or service space and established businesses requiring scaled-up facilities without migration to more costly or remote locations. The flexibility inherent in light industrial real estate ownership enables businesses to reconfigure internal layouts according to operational evolution, whether adding warehouse functions, expanding production capacity, or integrating administrative and customer-facing services. This adaptability has proven valuable for businesses navigating economic cycles or shifting their service offerings over medium-term timescales.

Investment Fundamentals and Market Positioning

Light industrial property investment in the Ubi corridor has demonstrated resilience across economic cycles, supported by consistent occupier demand and the scarcity of well-located, purpose-built facilities in Singapore's constrained geography. Oxley BizHub 2's contemporary design standards and accessible location position it competitively within a market segment characterised by relatively limited new supply and sustained tenant appetite. The development's pricing from S$1,250,000 reflects prevailing market valuations for quality light industrial stock in this location, benchmarked against recent transactional evidence and rental comparables.

The Ubi industrial zone has exhibited robust capital appreciation historically, underpinned by limited land availability, strengthening underlying occupier economics, and Singapore's continued dependence on a high-performance industrial sector. Properties in established industrial clusters typically command price-per-square-foot premiums relative to more peripheral locations, reflecting the tangible benefits of transport access, business ecosystem density, and occupier concentration. Investors evaluating Oxley BizHub 2 alongside comparable recent light industrial transactions in the district should anticipate valuations reflecting these fundamental structural advantages.

Market Dynamics and Future Development Pipeline

Singapore's light industrial market faces structural supply constraints, with limited greenfield sites remaining in central locations and most new supply emerging through intensification or conversion of existing precincts. The Ubi area's established infrastructure, business clustering, and MRT accessibility mean that new quality supply like Oxley BizHub 2 fulfils genuine market demand rather than creating oversupply. Analysts tracking the industrial sector expect sustained occupier demand and limited competing new supply in comparable locations over the medium term, supporting rental and capital value stability.

The broader economic environment has reinforced the importance of domestic production capacity and regional operational hubs within Singapore's economy, supporting sustained occupier demand across light industrial classifications. Businesses serving regional markets, maintaining backup production capacity, or operating in sectors requiring Singapore's regulatory environment and skilled workforce base continue to seek quality operational space in accessible locations. This occupier demand trajectory underpins the investment case for well-positioned light industrial developments like Oxley BizHub 2.

Suitability Across Buyer and Occupier Profiles

Owner-occupiers utilising the property for their own business operations benefit from long-term certainty of occupancy, direct control over the operational environment, and the potential for wealth accumulation through property equity growth. The B1 classification accommodates a spectrum of owner-occupier businesses, from light manufacturing and assembly through to professional services, logistics coordination, and technical support functions. Owner-occupancy reduces rental cost volatility and eliminates landlord-tenant dynamics that can complicate operational planning over extended timescales.

Investment-focused purchasers evaluating Oxley BizHub 2 should assess the development's positioning relative to historical rental yield patterns in the Ubi light industrial market, typically ranging between 3.5% and 5% depending on specific property characteristics and leasing dynamics. The established occupier base, transport connectivity, and business clustering in the Ubi area support relatively predictable tenant demand and retention patterns. Investors should factor the development's contemporary standard and functional flexibility into yield assessments, as these characteristics typically support rental resilience and reduce vacancy risk relative to older, less flexible stock.

First-time light industrial property buyers benefit from the Ubi location's institutional market recognition and relatively transparent transactional history, which facilitates valuation assessment and future exit planning. The development's positioning within an established industrial cluster reduces execution risk compared to investing in nascent or peripheral precincts where occupier demand remains unproven. The MacPherson MRT proximity and contemporary facilities reduce repositioning requirements should future ownership circumstances require alternative occupancy strategies.

Frequently Asked Questions

What rental yield can investors typically expect from purchasing light industrial units at Oxley BizHub 2?

Light industrial properties in the Ubi corridor have historically delivered gross rental yields ranging from 3.5% to 5.0% depending on specific unit characteristics, tenant profile, and lease tenure. Oxley BizHub 2's contemporary specification, functional flexibility, and accessibility typically support the higher end of this range, as occupiers value modern facilities and transport connectivity sufficiently to support competitive rental rates. Investors should note that light industrial leases frequently incorporate upward rental adjustment clauses tied to inflation indices or fixed annual increments, providing yield progression over medium-term hold periods. The established occupier concentration in Ubi means that achieving consistent occupancy rates and maintaining rental resilience across economic cycles is comparatively achievable for investors in this location relative to peripheral industrial precincts.

How does Oxley BizHub 2's pricing compare to recent light industrial transactions in the Ubi area?

The development's pricing at S$1,250,000 for units of approximately 1,905 sqft translates to approximately S$656 per square foot, positioning it within the mid-to-upper pricing band for contemporary light industrial stock in the Ubi cluster. Recent transactions in comparable locations have varied between approximately S$550 to S$750 per square foot, depending on individual property specifications, age, and specific location within the precinct. Oxley BizHub 2's premium pricing reflects its contemporary construction standard, modern building services, functional flexibility, and proximity to MacPherson MRT—factors that justify material pricing premiums relative to older stock. Investors should evaluate this pricing against rental comparables and capital appreciation potential rather than assessing value solely against lower-priced older facilities that may carry obsolescence or operational constraint risks.

What Additional Buyer's Stamp Duty implications should second-property purchasers understand?

Singapore Citizens purchasing Oxley BizHub 2 as a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, calculated on top of the standard Buyer's Stamp Duty. For a unit priced at S$1,250,000, this represents an ABSD liability of approximately S$250,000, which materially impacts total acquisition cost and required capital planning. However, owner-occupiers of light industrial units purchased for their own operational use may qualify for ABSD exemptions under specific circumstances if the property is utilised primarily for business purposes rather than investment. Investors acquiring Oxley BizHub 2 as a tenanted investment property should structure the purchase carefully and seek professional tax and legal advice regarding ABSD implications, as the characterisation of the property as investment versus owner-occupation has material stamp duty consequences. Non-citizen purchasers face different acquisition constraints and should verify eligibility and any associated foreign investor duties before committing to purchase.

What lease decay risk factors should purchasers of Oxley BizHub 2 understand regarding long-term value?

As a newly constructed development, Oxley BizHub 2 benefits from the full tenure of the underlying lease, typically 30 years for industrial properties in Singapore, providing multi-decade certainty for both owner-occupiers and investors. Lease decay represents a minimal concern during the first 15-20 years of property ownership, as the building will retain contemporary standards and functional appeal throughout this period. However, purchasers should factor in that towards the end of the lease term (final 5-10 years), property values typically compress as the renewal or redevelopment uncertainty becomes a material consideration for prospective purchasers. The Ubi location's scarcity value and established industrial clustering suggest that lease renewal or site redevelopment outcomes are likely to be relatively favourable compared to peripheral industrial locations, supporting long-term value retention even as the lease term advances. Investors with medium-term holding horizons (10-15 years) should structure exit planning with the understanding that resale windows are optimal during the first half of the lease term when certainty is highest.

How does proximity to MacPherson MRT Station enhance capital appreciation potential for Oxley BizHub 2?

The 670-metre proximity to MacPherson MRT Station (CC10 line) provides exceptional transport accessibility that materially supports both occupier demand and capital value appreciation across economic cycles. Properties within walking distance of major MRT stations consistently command 15-25% valuation premiums relative to comparable facilities in peripheral locations, reflecting the tangible benefits of employee accessibility, client convenience, and goods movement efficiency. The MacPherson location connects directly to the Circle Line's broader network, providing integrated access across Singapore's commercial, financial, and logistics hubs—a connectivity benefit that strengthens the site's appeal for businesses requiring distribution reach or multi-site operational coordination. Historically, industrial and business precincts within walking distance of MRT stations have demonstrated more resilient capital values during market corrections and stronger appreciation during recovery cycles, as the occupier base remains diversified and resilient. Future transport enhancements to the Circle Line or broader rapid transit network would likely further enhance accessibility and capital value, though the current connectivity already represents a material competitive advantage for Oxley BizHub 2.

Which buyer profiles—HNW investors, upgraders, first-timers, or owner-occupiers—best suit light industrial investment at Oxley BizHub 2?

Owner-occupying businesses represent the most natural buyer profile for Oxley BizHub 2, whether light manufacturing, logistics, professional services, or technical operations seeking certainty of occupancy, operational control, and wealth accumulation through property equity. High-net-worth individual investors frequently acquire light industrial properties as portfolio diversification away from residential property, appreciating the uncorrelated occupier base and generally lower leverage requirements compared to other asset classes. First-time light industrial property buyers benefit from the Ubi location's institutional market recognition and transparent transactional history, reducing execution risk compared to investing in nascent industrial precincts; the contemporary specification also minimises repositioning requirements. Investors upgrading from older or peripheral light industrial holdings should view Oxley BizHub 2 as a quality alternative with superior transport connectivity and functional specification, justifying capital redeployment. Occupier-operators expanding from shared workspace or leasehold arrangements into owned facilities find the contemporary specification, flexible floor layouts, and accessible location particularly compelling for medium-term operational consolidation.

What TDSR and financing headroom considerations apply to typical Oxley BizHub 2 purchase prices?

For a unit priced at approximately S$1,250,000, institutional financing typically supports loan-to-value (LTV) ratios between 50-70%, requiring down payments of S$375,000 to S$625,000 from the purchaser depending on lender policy and personal financial metrics. At 60% LTV and prevailing interest rates near 3.5%, monthly debt servicing costs approximate S$5,200-5,600, creating Total Debt Service Ratio (TDSR) implications that are material for individual property investors but immaterial for business entities acquiring owner-occupation facilities. Owner-occupying businesses typically finance acquisitions through corporate lending structures with different TDSR considerations, focusing instead on operational cash flow coverage and balance sheet strength. Investors should verify lending capacity well in advance of purchase, as light industrial property financing sometimes carries stricter qualification criteria compared to residential lending, particularly for non-owner-occupiers. The substantial capital requirement suggests that Oxley BizHub 2 suits financially robust investors or owner-operator businesses with operational resources to support acquisition, rather than entry-level or highly leveraged purchasers.

How does Oxley BizHub 2 compare to competing light industrial developments in the Ubi area?

The Ubi light industrial precinct contains several competing developments including Eunos Industrial Park, Ubi Crescent properties, and older non-descript light industrial buildings, offering a range of specifications and pricing between approximately S$500-750 per square foot depending on vintage and condition. Oxley BizHub 2's contemporary design standard, modern building services, and premium positioning place it in competition with newer or recently refurbished developments rather than older, obsolete stock that may offer lower entry pricing but carry inherent obsolescence risk. The development's pricing premium reflects genuine specification advantages including contemporary mechanical services, functional flexibility, accessible location, and lower maintenance liabilities compared to aging stock. Competing developments may offer lower entry prices but typically involve trade-offs regarding building condition, accessibility, or functional adaptation requirements that undermine total-cost-of-ownership advantages. Purchasers evaluating Oxley BizHub 2 against competing stock should assess long-term occupancy costs, maintenance requirements, and capital appreciation potential rather than solely comparing entry pricing, as contemporary purpose-built facilities typically deliver superior return-on-investment metrics over extended holding periods.

Which unit stack, floor level, or specific layout characteristics at Oxley BizHub 2 typically offer superior value?

Ground-floor or lower-level units at Oxley BizHub 2 typically command modest pricing premiums for operational businesses requiring frequent goods receipt, loading dock access, or client foot traffic, making them valuable for occupiers but not necessarily optimal for pure investment purposes. Upper-floor or mid-stack units frequently offer superior investment returns as they provide less operational convenience value but comparable rental income potential, resulting in better price-to-yield ratios for non-occupying investors. Units positioned immediately adjacent to common areas or building egress may trade at slight discounts despite functional equivalence, creating valuation inefficiencies that sophisticated investors can exploit. The 1,905-square-foot unit modules at Oxley BizHub 2 appear to target mid-market tenants seeking neither minimal starter space nor large-footprint logistics operations, positioning these modules for reliable occupancy and rental resilience relative to either extreme. Investors should prioritise units with flexible internal layouts, multiple entry/exit options, and minimal operational constraints over units optimised for specific tenancy types, as this flexibility supports resilience across changing occupier requirements and economic cycles.

What future industrial supply pipeline and development constraints should Oxley BizHub 2 investors monitor?

Singapore's light industrial real estate market faces structural supply constraints driven by limited available land in central locations, stringent land-use planning policies, and competing demands for space from logistics, residential, and commercial users. The Ubi precinct specifically benefits from historical industrial zoning and established infrastructure but offers limited remaining greenfield sites for new development, suggesting that competitive new supply will be constrained over the next 10-15 years. Government development strategies increasingly emphasise industrial intensification and vertical integration (multi-storey facilities) rather than horizontal expansion, a trend that will limit competitive new supply whilst supporting value retention for ground-level facilities like Oxley BizHub 2. The broader economic environment has reinforced the strategic importance of retained domestic industrial capacity and operational hubs within Singapore, supporting sustained occupier demand and justifying continued capital investment in modern facilities. Investors monitoring the industrial sector should expect sustained occupier demand, limited competing new supply, and gradual rental progression across the Ubi cluster, supporting stable-to-positive capital value evolution for quality new developments throughout medium-term holding horizons.

Oxley BizHub 2 — From S$1.3m