Type

Units

Min Area

Price Range

Studio

1023 sqft

S$750K

Other

1023 sqft

S$750K – S$1.1M

Property Highlights

Commercial development with 3 units currently available.
Prices currently range from S$750K to S$1.1M.
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 2: Strategic Light Industrial Space in the Heart of Ubi

Oxley BizHub 2 represents a thoughtfully planned light industrial development positioned along Ubi Road 1, one of Singapore's most vibrant business nodes. The project comprises B1-classified light industrial units tailored to the evolving needs of knowledge-intensive enterprises, creative agencies, technology firms, and e-commerce operators seeking quality workspace with operational flexibility. Situated within an established commercial corridor, the development captures the benefits of decades of infrastructure investment and urban planning that have made this district a magnet for forward-thinking businesses.

The location itself underscores the development's appeal. Ubi Road 1 sits approximately eight minutes' walk from CC10 MacPherson MRT Station, placing occupants within easy reach of the Circle Line and convenient connections to the wider transport network. Beyond the MRT, the precinct enjoys excellent connectivity via dedicated bus services along Paya Lebar Road and Ubi Avenue 3, ensuring that employees, clients, and supply chains can move efficiently throughout the island. This multi-modal accessibility has proven instrumental in sustaining demand within the Ubi industrial corridor, where rental yields and capital values have remained resilient through various economic cycles.

Space Design and Operational Suitability

Units at Oxley BizHub 2 feature clean, flexible layouts with floor areas starting from approximately 1,000 sqft, allowing tenants and owner-occupiers to configure spaces according to their specific operational requirements. The B1 classification permits a broad range of uses including office support activities, light manufacturing, design studios, software development, digital media production, and logistics coordination functions. This versatility has become increasingly valuable as Singapore's economy shifts towards higher-value service delivery and creative industries, where traditional warehouse classifications often prove unnecessarily restrictive.

The generous floor plates and contemporary building systems support modern business operations without the regulatory constraints or aesthetic limitations of older industrial stock. High-floor units benefit from improved natural lighting, ventilation, and views across the district, factors that increasingly influence tenant attraction and retention in a competitive labour market. For owner-occupiers, this quality of space translates into a workplace environment capable of supporting recruitment, team cohesion, and operational efficiency—intangible assets that ripple through business performance over a 10-to-15-year holding period.

Investment Profile and Market Positioning

The Ubi–Macpherson industrial micromarket occupies a distinctive position within Singapore's property hierarchy. It is neither the premium central waterfront location commanded by large-scale logistics operators nor the peripheral growth corridor targeting future development value. Instead, it represents the productive heart of Singapore's mid-market industrial sector, where rents reflect strong underlying demand from tenants who prioritise accessibility, infrastructure quality, and business adjacency over speculative land banking. This positioning has historically delivered steadier rental growth and more consistent occupancy rates compared to emerging or transitional precincts.

For investors evaluating Oxley BizHub 2, the development offers exposure to a maturing, densely occupied precinct where long-term tenant demand remains robust. The proximity to MacPherson MRT and major roads serves as a persistent demand anchor, unlikely to diminish given Singapore's constrained land supply and the strategic importance of the Ubi corridor to national logistics and e-commerce infrastructure. Units are typically held on medium-term leases of five to ten years, providing investors with regular lease renewal opportunities to capture market rental increases without the execution risk and downtime associated with owner-occupier conversion strategies.

Capital Structure and Financing Considerations

Light industrial properties at this price point generally attract a broad spectrum of owner-occupier and investor buyers, many of whom utilise bank financing to acquire units. Banks typically extend financing facilities to 75–80% loan-to-value for light industrial premises in established precincts, with competitive lending rates reflecting the sector's lower risk profile compared to speculative residential developments. Buyers should anticipate that financial institutions will stress-test servicing capacity based on conservative rental assumptions, particularly for investment acquisitions, ensuring that Debt-to-Service Ratio headroom remains adequate across interest rate cycles.

Stamp duty and acquisition costs merit careful planning, particularly for buyers acquiring a second residential or mixed-use property in Singapore. Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% for Singapore Citizens purchasing a second residential property, and may apply to certain mixed-use configurations depending on the property's primary classification and the buyer's circumstances. Buyers and their tax advisors should confirm the exact stamp duty position of units within the development and model total acquisition costs including legal fees, valuation, and insurance before committing to purchase.

Market Comparables and Competitive Landscape

The Ubi industrial corridor includes several competing developments offering light industrial, business park, and high-tech manufacturing space. Developments such as Oxley BizHub (the original phase), nearby tech parks, and refurbished industrial buildings across the precinct provide alternative options for tenants and investors evaluating the market. However, Oxley BizHub 2's strategic positioning, modern specifications, and the developer's track record in the segment distinguish it within the local context. Per-square-foot valuations across the precinct have historically ranged from mid-to-upper single-digit figures depending on condition, lease profile, and tenant quality, with newer, professionally managed stock commanding premiums reflective of lower void risk and capital expenditure requirements.

Units positioned on higher floors or with superior exposure often achieve faster lease-up and stronger rental growth trajectories compared to ground or lower-level inventory, particularly for uses requiring visual identity or premium client-facing operations. Investors and owner-occupiers evaluating individual unit stacks should consider the specific advantages of different floor levels, as mid-to-high floors typically support more flexible tenant sourcing and command rental premiums of 10–15% relative to ground-level equivalents in comparable buildings.

Future Market Dynamics and Supply Outlook

The Ubi–Macpherson precinct continues to evolve as Singapore's urban renewal and intensification programmes reshape the eastern industrial landscape. While significant new supply remains limited by land availability and competing land uses, ongoing upgrades to transport infrastructure and business-support amenities will likely sustain occupier demand. The broader shift towards knowledge-intensive, less land-consumptive industrial uses favours developments like Oxley BizHub 2, which offer quality space in accessible locations at substantially lower cost than comparable premium office accommodation.

Regulatory trends toward higher environmental and workplace standards also support the medium-term outlook for modern, well-maintained light industrial stock. Older, lower-specification buildings face increasing pressure to upgrade or risk tenant churn as occupiers seek premises aligned with corporate sustainability targets and employee wellbeing benchmarks. This dynamic has historically translated into capital value accretion for newer stock and value compression for aging alternatives, positioning Oxley BizHub 2 favourably for long-term ownership.

Conclusion

Oxley BizHub 2 exemplifies the qualities that have sustained investor and occupier confidence in the Ubi–Macpherson industrial segment: strategic location, modern specifications, transport connectivity, and alignment with Singapore's evolving economic structure. Whether acquired for operational use or investment return, units within the development benefit from underlying demand anchors that have proven resilient across property cycles. Prospective buyers should conduct thorough due diligence on individual unit attributes, financing arrangements, and tax positions before proceeding, but the development's market positioning and the precinct's fundamentals merit serious consideration within any balanced industrial property strategy.

Frequently Asked Questions

What rental yield can an investor realistically expect from a B1 light industrial unit at Oxley BizHub 2?

Light industrial B1 units in the Ubi–Macpherson precinct typically generate gross rental yields in the region of 4–6% annually, depending on unit size, floor level, and tenant profile. Oxley BizHub 2, as a newer development with modern specifications and strong transport connectivity, is positioned to attract quality tenants willing to pay market or above-market rents, supporting yields toward the higher end of this range. Investors should model conservative scenarios assuming 6–12 months vacancy every 5–10 years during lease renewal cycles, as this is typical for the segment; the development's location and amenity offering should minimise downtime relative to older, competing stock. Net yields after accounting for property tax, maintenance, insurance, and agent commissions typically range from 3–4.5%, making the development suitable for investors seeking steady, inflation-linked income rather than speculative capital appreciation.

How does the per-square-foot pricing at Oxley BizHub 2 compare to recent B1 transactions in the Ubi–Macpherson area?

Per-square-foot values across the Ubi industrial corridor have historically ranged from approximately S$700–1,000 psf for newly constructed or recently upgraded B1 light industrial stock, with variations reflecting floor level, tenant quality, and specific locational attributes within the precinct. Oxley BizHub 2, positioned as a modern development with premium specifications and strong MRT connectivity, typically commands pricing in the mid-to-upper portion of this range, reflecting both construction quality and the reduced capital expenditure and void risk buyers acquire relative to older buildings. Investors evaluating value should compare specific unit attributes (floor level, floor plate dimensions, amenities access) against recent comparable transactions in the precinct rather than relying on development-wide averages, as intra-building variance can be significant. The development's age advantage and professional management typically justify a 10–20% premium relative to older competing stock in equivalent locations, provided tenant demand and lease profiles remain consistent.

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

Singapore Citizens acquiring a second residential property are subject to Additional Buyer's Stamp Duty (ABSD) at a rate of 20% on the purchase price, in addition to the standard Buyer's Stamp Duty applicable to all property transactions. For a unit valued at S$750,000, ABSD would total S$150,000, materially increasing total acquisition costs alongside legal fees, valuation, and insurance. Permanent Residents and foreign investors face even higher ABSD rates (25–30%), making the tax regime a critical consideration in financial modelling. Buyers should consult a tax advisor to confirm the property's classification and whether exemptions or reliefs apply to their specific circumstances before committing to purchase; the development's B1 light industrial designation may trigger different tax treatment compared to residential property, requiring professional clarification.

What is the lease tenure at Oxley BizHub 2, and how does it affect long-term resale value?

The lease tenure for units at Oxley BizHub 2 is specified in the sale documentation; common structures for Singapore industrial properties include 30-year strata titles or longer leasehold arrangements depending on the underlying land lease and developer strategy. Unlike residential properties where 99-year or 999-year leases dominate, industrial titles can vary more widely. Buyers must verify the exact tenure and understand whether the lease is perpetually renewable or subject to expiry within a defined timeframe. If the lease is time-limited (e.g., 30 years), investors should model capital decay over the holding period and factor in potential redevelopment or lease renewal risks when evaluating return projections. Engaging a conveyancing specialist before purchase is essential to understand the specific lease structure and any renewal mechanisms that may apply.

How does proximity to MacPherson MRT Station (CC10) influence demand and capital appreciation at Oxley BizHub 2?

Proximity to MacPherson MRT Station at approximately eight minutes' walk (670 metres) constitutes a significant demand anchor for Oxley BizHub 2, as it substantially reduces employee commute times and improves tenant accessibility compared to isolated industrial locations. MRT-adjacent industrial properties in Singapore have historically exhibited superior rental growth and capital value appreciation relative to car-dependent alternatives, as the convenience factor supports both tenant attraction and employee retention for occupier businesses. The Circle Line connection also provides workers with reliable, frequent service and connections across the island, a feature that increasingly influences tenant location decisions in a tight labour market. Over a 10–15-year holding period, the MRT connectivity should support steady capital appreciation reflecting the enduring demand premium for accessible, well-located industrial space; developments further from MRT or bus infrastructure have typically underperformed during periods of economic uncertainty when transport costs and commute time become critical budget drivers for occupiers.

Is Oxley BizHub 2 suitable for different buyer profiles—HNW investors, upgraders, first-time buyers, or institutional investors?

Oxley BizHub 2 is most appropriate for owner-occupier businesses seeking modern, flexible light industrial space and property investors targeting steady rental yield and capital preservation within an established industrial micromarket. High-net-worth individuals and institutional investors often view the precinct as offering secondary-tier returns compared to premium office or logistics facilities, but the segment attracts enduring interest from family offices and medium-scale investors seeking inflation-linked income and lower execution risk relative to speculative assets. First-time property buyers may find the entry price point accessible, though owner-occupier use typically provides stronger justification for purchase than pure investment, given the sector's moderate yield profile. Upgraders transitioning from smaller to larger operational spaces are a core market segment; the development's modern specifications and flexible layouts support this profile effectively. Institutional property companies and REITs view industrial portfolios as stabilising ballast within broader real-estate allocations, though this development's scale may be modest relative to portfolio minimums for the largest operators.

What TDSR headroom and financing capacity should I expect when obtaining a loan for a unit at Oxley BizHub 2?

Banks typically extend financing of 75–80% loan-to-value for light industrial premises in established precincts, with TDSR (Total Debt Service Ratio) stress tests conducted at 3–4% above prevailing lending rates to ensure borrower resilience across interest-rate cycles. For a unit valued at approximately S$750,000, a borrower might secure financing of S$600,000 (80% LTV), requiring a minimum cash down payment of S$150,000 plus acquisition costs (stamp duty, legal, valuation, insurance) totalling perhaps another S$50,000–80,000 depending on exact circumstances. TDSR stress tests assume a hypothetical interest rate 3% above the loan offer rate; at current lending rates of approximately 3–3.5%, banks would typically stress-test at 6–6.5%, requiring monthly servicing capacity of roughly S$3,700–4,200 per S$600,000 borrowed. Owner-occupiers typically clear this threshold more readily than investors, as banks assign higher risk weightings to investment acquisitions and apply more conservative rental assumptions. First-time borrowers should obtain pre-approval and model debt service at stressed rates before making offer decisions to confirm affordability and financing certainty.

How does Oxley BizHub 2 compare to nearby competing light industrial developments in the Ubi–Macpherson precinct?

The Ubi industrial corridor contains multiple competing developments including the original Oxley BizHub, tech parks, and refurbished industrial buildings offering B1, B2, or mixed-use classifications. Oxley BizHub 2 benefits from the developer's established track record in the segment and the advantage of newer construction and contemporary specifications compared to aged industrial buildings; this typically justifies pricing at a 10–20% premium per square foot relative to comparable older stock. Competing developments may offer larger floor plates, specialised amenities, or extended land lease terms that appeal to specific occupier profiles, so investors should conduct direct comparison of unit attributes, tenant quality, lease profiles, and proximity to transport nodes rather than assuming that development name or age alone determines value. The precinct's scale and diversity of supply mean that Oxley BizHub 2 competes primarily on location quality, management reputation, and building specification rather than unique market position; success depends on strong operational execution and tenant satisfaction rather than scarcity value.

Which floor levels or unit stacks at Oxley BizHub 2 typically offer the best value proposition for investors or owner-occupiers?

Mid-to-high floor units (typically floors 3–6 and above in a multi-storey development) historically command rental premiums of 10–15% relative to ground-level equivalents, reflecting improved natural lighting, reduced street-level noise, enhanced privacy, and superior ventilation—factors that appeal to both premium-paying tenants and owner-occupiers operating design, media, or technology businesses. Ground-floor units offer operational advantages for logistics-oriented tenants requiring direct loading access or high tenant turnover, but may attract lower-quality occupiers or face extended void periods during lease transitions. Lower-floor inventory typically represents marginally better value on a per-sqft basis, appealing to value-conscious investors willing to accept lower rents in exchange for lower entry prices and simpler re-letting profiles. The optimal stack depends on the buyer's use case: owner-occupiers should prioritise their operational requirements (loading access, customer-facing visibility, etc.), while investors should model individual floor rental schedules and weigh entry price against projected yield, as the relationship is rarely linear across the building.

What is the future supply pipeline for B1 light industrial space in the Ubi–Macpherson precinct, and how might it affect Oxley BizHub 2's capital appreciation?

The Ubi–Macpherson precinct faces limited future supply of new light industrial space due to land scarcity, competing urban planning priorities (residential, mixed-use development), and the strategic importance of existing industrial land to Singapore's logistics and manufacturing economy. While Singapore's overall industrial pipeline includes new facilities in western and northern regions closer to ports and airports, the eastern corridor's proximity to population centres and transport nodes ensures persistent occupier demand that tends to absorb available stock at stable-to-rising rents. Government policy increasingly favours value-intensive, less land-consumptive industrial uses (food processing, precision engineering, life sciences) over traditional manufacturing, which supports the outlook for modern, flexible B1 light industrial stock like Oxley BizHub 2 relative to aging, single-use industrial buildings. Over a 10–15-year investment horizon, supply constraints and enduring tenant demand should support gradual capital appreciation in line with inflation and rental growth; the development is unlikely to experience the explosive capital growth of emerging precincts, but equally should avoid the value compression affecting older stock in transitional areas facing redevelopment pressure.

Oxley Bizhub 2 — From S$750K