Type

Units

Min Area

Price Range

Studio

1627 sqft

S$828K

Other

1627 sqft

S$828K

Property Highlights

Commercial development with 2 units currently available.
Prices currently start from S$828K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$166K on this acquisition.

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.

The Spire: Premium Light Industrial Space in Bukit Batok

The Spire stands as a purpose-built flatted light industrial development strategically positioned at 10 Bukit Batok Crescent, serving the thriving commercial corridor of Bukit Batok. This development exemplifies modern industrial design, catering to businesses requiring flexible, functional workspace with professional infrastructure and strategic positioning in one of Singapore's most established light industrial precincts.

Units at The Spire are priced from S$828,000, offering light industrial (B1) classifications with floor areas spanning approximately 1,627 square feet. The building sits on a 60-year leasehold tenure commencing from 1997, positioning it as a seasoned investment within Singapore's industrial real estate landscape. The development's structural integrity and comprehensive lift systems—comprising four passenger lifts and two cargo lifts—ensure efficient movement of personnel and goods throughout the building.

Space Efficiency and Operational Features

A defining characteristic of The Spire is its commitment to full usable floor space. Unlike many competing light industrial developments, units here eliminate void areas, balconies, and carpark allocations from strata calculations, maximising the rentable and operational footprint available to occupants. This efficiency translates directly into better value-for-money for both owner-occupiers seeking maximum workspace and investors calculating rental returns based on actual lettable area.

Every unit benefits from full air-conditioning, a substantial operational advantage in Singapore's tropical climate. This reduces tenant burden and enhances appeal to discerning light industrial operators seeking comfortable working environments for staff and production processes. Vinyl flooring throughout provides durability and ease of maintenance—essential for facilities handling varied manufacturing, assembly, or logistics operations.

Parking and Accessibility

Ample on-site parking represents a major competitive advantage in the Bukit Batok commercial zone. Units include three complimentary season parking allocations, with extensive additional parking capacity available throughout the development. This parking abundance addresses a significant operational pain point for light industrial businesses, where vehicle movement, client visits, and staff parking logistics demand substantial dedicated spaces.

The building's dual lift infrastructure—passenger and cargo systems—facilitates smooth workflow separation between personnel circulation and goods movement. Wide corridors and high ceiling heights throughout the development accommodate bulky items and heavy equipment handling, positioning The Spire as a practical solution for manufacturing, warehousing, or logistics operators requiring vertical stacking and efficient logistics choreography.

Investment and Tenancy Profile

Current units demonstrate strong tenancy uptake, with several properties already occupied by established light industrial tenants. Rental yields across the portfolio have proven resilient, with units generating monthly income streams that reflect steady demand for industrial workspace in this precinct. Monthly maintenance costs via the MCST are set at S$366, whilst annual property tax obligations stand at S$4,180—modest overheads relative to the income-generating potential of the asset class.

The development's location in an established light industrial cluster creates natural tenant pipelines, with demand consistently flowing from businesses seeking proximity to existing suppliers, logistics hubs, and complementary service providers. This ecosystem effect underpins capital stability and rental resilience across economic cycles, making The Spire particularly attractive to property investors seeking low-volatility industrial exposure.

Surrounding Amenities and Connectivity

The immediate neighbourhood offers substantial food and beverage options, with three coffee shops operating within the building and adjacent Wcega Plaza, coupled with diverse F&B establishments across neighbouring structures. This amenity cluster enhances staff welfare and client entertainment capabilities, indirectly supporting tenant satisfaction and retention.

Bukit Batok MRT station anchors the precinct's public transport connectivity, ensuring efficient commuting access for employees and facilitating logistics connections across the wider Singapore network. The station's proximity reinforces the development's appeal to businesses prioritising employee accessibility and just-in-time supply chain integration. Surrounding buildings including Wcega Plaza, Wcega Tower, Unity Centre, and Enterprise Centre form a consolidated commercial ecosystem, further strengthening the precinct's market position.

Leasehold Tenure and Long-Term Viability

With 60-year tenure commencing 1997, units currently carry approximately 37 years remaining lease life at the point of this publication. This tenure structure necessitates investor awareness regarding capital appreciation timelines and future refinancing constraints as lease decay progresses. However, the well-maintained nature of The Spire and its location within a concentrated commercial precinct suggest ongoing utility value and potential renewal interest as leasehold tenure approaches extension thresholds.

Light industrial properties in established precincts like Bukit Batok have historically demonstrated resilience through lease decay periods, provided underlying demand for the asset class remains robust. Property investors should factor lease tenure into their investment horizon planning, recognising that rental yields may sustain value even as capital appreciation moderates in the later stages of the lease term.

Why The Spire Represents Value

The Spire delivers straightforward operational efficiency, proven tenancy demand, and straightforward ownership economics within a consolidated commercial precinct. For owner-occupiers, the full usable space, air-conditioning, and parking abundance create a practical business environment without premium corporate tower overheads. For investors, current rental yields combined with modest MCST contributions and modest property tax obligations provide transparent return calculations and manageable downside risk exposure.

The development's mature market position, established tenant ecosystem, and strategic location within Bukit Batok's light industrial corridor position it as a pragmatic addition to diversified property portfolios seeking industrial sector exposure without speculative risk.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at The Spire?

Current tenanted units at The Spire are generating monthly rental income streams reflective of established light industrial demand in the Bukit Batok precinct. With floor areas around 1,627 square feet and asking prices from S$828,000, investors can apply these reference points to model gross rental yield—typically ranging 5–7% for light industrial stock in this established cluster, depending on tenant profile and specific lease terms. Monthly MCST of S$366 and annual property tax of S$4,180 should be deducted from gross rental income to calculate net yield. The development's proven tenant occupancy and location within a consolidated commercial ecosystem underpins rental resilience, though investors should validate current lease documentation and tenant covenant strength prior to acquisition.

How does The Spire's pricing per square foot compare to recent light industrial transactions in Bukit Batok?

The Spire's pricing of approximately S$828,000 for around 1,627 square feet translates to approximately S$509 per square foot—a competitive positioning within the established Bukit Batok light industrial market. This pricing reflects the development's mature tenure (37 years remaining on 60-year lease), full usable floor space allocation (no void loss), and comprehensive building services including dual lift infrastructure and extensive parking. Recent transactions in comparable neighbouring developments such as Wcega Plaza, Unity Centre, and Enterprise Centre have tracked similar price bands, validating that The Spire sits within current market equilibrium rather than at a premium or discount. Investors should monitor comparable sales and rental transactions across the precinct to ensure pricing alignment with evolving market conditions.

What is the Additional Buyer's Stamp Duty (ABSD) impact if a Singapore Citizen purchases a second residential property at The Spire?

Light industrial properties are classified as commercial real estate, not residential property, and therefore fall outside the ABSD framework entirely. However, if a buyer were to acquire a unit at The Spire as a second property held for investment purposes, they would benefit from the commercial property exemption and avoid ABSD at the 20% rate that applies to residential second-property purchases by Singapore Citizens. This commercial classification represents a significant advantage compared to purchasing residential apartments or condominiums as second properties, where ABSD of 20% would apply on top of the base Stamp Duty. Buyers should confirm unit classification with legal counsel prior to acquisition to ensure commercial treatment is preserved.

What lease decay risk exists, and how will the 37-year remaining tenure affect resale value?

The Spire carries a 60-year leasehold tenure commencing 1997, leaving approximately 37 years of lease life remaining. Light industrial properties typically experience more gradual lease decay impact compared to residential properties, as institutional investors and owner-occupiers value the asset primarily for operational utility rather than capital appreciation alone. However, institutional lenders and conservative investors may begin requiring lease extension discussions or valuation haircuts as tenure falls below 30 years. The development's location within a consolidated Bukit Batok commercial precinct and its strong building infrastructure suggest that demand will persist through the current lease period, though capital appreciation may moderate materially in years 20–25 of the remaining lease term. Purchasers should factor potential lease renewal discussions into their long-term ownership planning and consult legal counsel regarding HDB lease renewal prospects if applicable to future business operations.

How does proximity to Bukit Batok MRT station influence demand and capital appreciation for units here?

Bukit Batok MRT station serves as the primary public transport anchor for The Spire and the surrounding commercial precinct, directly supporting tenant recruitment, employee commuting convenience, and logistics connectivity across the broader Singapore network. The station's presence enhances the development's appeal to multinational operators and larger enterprises seeking locations with straightforward employee access and supply chain integration. This transport connectivity underpins relatively stable tenant demand and occupancy rates across economic cycles, translating into more predictable rental yields and resale demand compared to isolated industrial estates. Capital appreciation has historically tracked the precinct's overall light industrial demand cycle rather than experiencing sharp MRT proximity premiums, as the market already reflects Bukit Batok station's accessibility within baseline pricing. Future appreciation potential hinges more on precinct-wide commercial demand renewal and competing supply than on station proximity alone.

Is The Spire suitable for high-net-worth individuals, upgraders, first-time buyers, and investors respectively?

The Spire appeals most strongly to owner-occupier light industrial businesses and seasoned property investors rather than residential upgraders or first-time residential buyers. High-net-worth individuals may view The Spire as a portfolio diversification vehicle into commercial real estate, leveraging the straightforward operational economics and established tenant ecosystem to reduce portfolio concentration risk. For investors seeking light industrial sector exposure without speculative risk, The Spire's proven tenancy, modest overheads, and transparent lease structures provide an accessible entry point. Owner-occupiers operating light industrial businesses benefit directly from full usable floor space, air-conditioning, and comprehensive parking and lift infrastructure—eliminating the need to absorb corporate tower service charges or navigate complex shared-services arrangements. Residential first-time buyers and upgraders should recognise that light industrial property operates on entirely different economics than residential housing and should seek residential products unless their investment thesis explicitly targets commercial sector diversification.

What TDSR and financing headroom exist at The Spire's typical price points for mortgage purposes?

Units priced around S$828,000 at The Spire typically require mortgage amounts in the S$600,000–S$660,000 range depending on down-payment size and lender-specific policies. Commercial property lending for light industrial assets generally operates under stricter TDSR frameworks than residential property, with banks typically requiring debt-to-service ratios no higher than 60% and scrutinising rental income verification more intensely. A buyer financing S$640,000 at typical commercial mortgage rates (currently 3.5–4.5% depending on lender and tenure) faces monthly mortgage instalments around S$3,500–S$3,900 over a 25-year term. When combined with MCST of S$366 and property tax of S$349 monthly (S$4,180 annual ÷ 12), total monthly outgoings reach approximately S$4,200–S$4,600. Buyers should verify lending availability and TDSR headroom with their preferred lenders before proceeding, as commercial property lending can be more conservative than residential financing, particularly as lease tenure shortens below 30 years.

How does The Spire compare to competing light industrial developments nearby, such as Wcega Plaza and Unity Centre?

The Spire competes directly with neighbouring developments Wcega Plaza, Unity Centre, Enterprise Centre, and Wcega Tower within the consolidated Bukit Batok commercial precinct. All developments offer comparable floor areas, similar pricing ranges, and dual lift infrastructure serving the light industrial market. The Spire's key competitive differentiators include full usable floor space without void loss, comprehensive air-conditioning, and extensive parking allocation—features that align with market demands but are not unique to this development. Wcega Plaza and Unity Centre offer similar operational amenities and comparable lease tenure profiles, meaning differentiation rests primarily on specific unit availability, tenant quality, current rental yield, and individual investor's operational requirements rather than substantial structural advantages. Buyers should conduct direct comparison visits across all three developments to validate space efficiency, lift responsiveness, parking convenience, and overall building maintenance standards. Price per square foot across the precinct clusters around S$500–S$550, suggesting limited arbitrage opportunities—transactions typically reflect specific unit attributes rather than development-wide premium pricing.

Which unit stacks or floor levels at The Spire typically offer the best value proposition?

Light industrial properties typically experience less dramatic floor-level pricing variance than residential apartments, as tenant preferences reflect operational logistics rather than lifestyle aesthetics. Lower to mid-level stacks (floors 2–8) at The Spire often represent better value, as they facilitate easier loading bay access and cargo lift integration for frequent goods movement whilst avoiding exposure to rooftop mechanical systems or external environmental factors that can affect upper levels. Ground-floor or basement units, if available, command premiums for immediate drive-in access but may sacrifice ceiling heights or require navigating shared loading logistics. Mid-level stacks typically balance cargo accessibility with separation from ground-level street-level noise and activity, appealing to both light manufacturing operations and office-based light industrial businesses. Investors should verify specific floor plans, loading bay proximity, and lift egress configuration before concluding that any particular floor level offers superior value—tenant preferences vary substantially based on specific operational requirements.

What future supply pipeline exists in the Bukit Batok district that could affect long-term demand and capital values?

The Bukit Batok commercial precinct has historically operated at high occupancy rates with relatively stable supply, reflecting limited greenfield development opportunities and mature estate planning. Singapore's broader light industrial supply pipeline remains constrained compared to residential housing stock, as zoning regulations and land use planning favour retention of established precincts over continuous new-supply expansion. However, buyers should monitor Singapore's economic diversification strategies and potential tech hub development initiatives that could reshape precinct demand—for example, if logistics or advanced manufacturing concentrate in alternative nodes, Bukit Batok's relative attractiveness could moderate. Conversely, if the precinct consolidates as a primary hub for established light industrial businesses and SME clusters, rental demand and capital values may prove resilient through economic cycles. Property investors should track URA master plan updates, upcoming commercial zoning modifications, and competing precinct development (such as Jurong Lake District or Tanjong Pagar) to assess whether Bukit Batok retains its position as a preferred light industrial destination or faces gradual tenant migration toward newer alternative locations.

The Spire — From S$828K