Type

Units

Min Area

Price Range

Studio

1733 sqft

S$452K – S$950K

Other

2400 sqft

S$680K

Property Highlights

Commercial development with 5 units currently available.
Prices currently range from S$452K to S$950K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$90,400 on this acquisition.
Located 18 min (1.53 km) from JS12 Jurong Pier MRT Station (U/C).

Price Trends & Rental Yield

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West Connect Building: Purpose-Built Industrial Space in Jurong's Logistics Hub

West Connect Building stands as a contemporary commercial offering at 10 Buroh Street, positioned within Singapore's most dynamic industrial precinct. The development comprises industrial units spanning approximately 2,400 square feet, with pricing commencing from S$680,000. This facility represents a critical investment opportunity for operators and investors seeking purpose-built accommodation in western Singapore's thriving manufacturing and logistics corridor.

Strategic Location and Transport Connectivity

Situated just 1.53 kilometres from Jurong Pier MRT Station (JS12), West Connect Building benefits from excellent connectivity to Singapore's broader logistics and port infrastructure. The development's positioning allows seamless access to the Ayer Rajah Expressway, facilitating efficient distribution networks across the island. Proximity to Jurong Port, Tuas Megaport, and the Pioneer and Boon Lay industrial zones establishes this address as a genuine hub for companies requiring strategic western positioning. The emerging MRT infrastructure further enhances long-term appreciation potential and tenant attractiveness.

Design and Operational Features

The building incorporates a B2 basement ramp configuration, enabling direct vehicle access to individual units without navigating public corridors or multi-level parking systems. This design philosophy reflects genuine operational thinking: loading and unloading operations can proceed with minimal friction, a critical efficiency factor for heavy industries. Wide internal driveways accommodate standard 20-foot freight containers and specialist logistics vehicles, removing the constraint that restricts many conventional industrial properties.

Ceiling heights substantially exceed standard specifications, providing the volumetric capacity essential for equipment-intensive operations and vertical storage optimisation. Floor loading specifications support heavy machinery, manufacturing equipment, and precision industrial processes without structural compromise. These technical specifications distinguish West Connect Building from generic industrial offerings, creating genuine competitive advantage for users in engineering, automotive component manufacturing, and specialised logistics operations.

Comprehensive Facility Infrastructure

Beyond the core industrial space, West Connect Building incorporates ancillary amenities designed to support sustained operational efficiency. An on-site canteen eliminates the productivity loss associated with staff dispersal during meal periods, particularly valuable for shift-based manufacturing and logistics operations. Dedicated parking provision accommodates both visitor and staff vehicles, alongside commercial vehicle storage, eliminating external search costs that compromise operational metrics.

The development's thoughtful approach to industrial workplace design reflects understanding that modern logistics and manufacturing extend beyond raw square footage into genuine operational ecosystems. Companies occupying these units benefit from purpose-built infrastructure rather than retrofitted conventional spaces.

Investment and Ownership Suitability

West Connect Building appeals simultaneously to owner-operators and investment capital. Owner-occupiers in logistics, warehousing, automotive manufacturing, and engineering sectors will find the specifications directly aligned to operational requirements, potentially delivering measurable cost savings through streamlined materials handling. The building's integrated design minimises the ancillary expenses that consume profitability in sub-optimal industrial premises.

From an investment perspective, the western industrial zone commands sustained tenant demand. Singapore's continued reliance on physical distribution and manufacturing creates structural demand that transcends economic cycles. Institutional capital increasingly recognises that purpose-built industrial property in established logistics precincts outperforms generic commercial offerings across appreciation and rental yield metrics.

Market Positioning Within Jurong's Industrial Ecosystem

The Jurong district functions as Singapore's traditional industrial spine, housing integrated port operations, manufacturing clusters, and logistics networks that collectively generate extraordinary tenant demand. West Connect Building's location within this established ecosystem provides immediate tenant accessibility and demonstrated pricing resilience. Unlike peripheral industrial zones dependent on marginal sectors, Jurong's diversified industrial base ensures consistent occupier interest regardless of cyclical conditions.

The building's proximity to multiple port facilities creates natural tenant clusters. Companies engaged in maritime logistics, port-related manufacturing, and import-export operations naturally gravitate toward this precinct, eliminating the tenant-acquisition friction that challenges properties in secondary locations. This geographic advantage translates directly into lower vacancy risk and more reliable rental income for investor owners.

Development Quality and Specifications

The technical specifications embedded within West Connect Building reflect professional industrial development standards. The direct ramp access, generous ceiling heights, and heavy-duty floor loading collectively position this property within the upper tier of Singapore's industrial offerings. Many existing industrial buildings suffer from design compromises: converted warehouses with substandard ceiling heights, multi-level configurations unsuitable for modern logistics, or loading arrangements that necessitate complex vehicle manoeuvres. West Connect Building eliminates these constraints through purpose-built design.

The 2,400 square foot unit dimensions provide sufficient scale for meaningful operations whilst remaining accessible to mid-sized operators who form the backbone of Singapore's industrial occupancy base. This scale representation ensures consistent demand from the broadest possible tenant universe.

Forward-Looking Strategic Positioning

Singapore's industrial real estate market continues evolving toward consolidated, purpose-built facilities that support modern logistics and manufacturing standards. Legacy industrial properties lacking contemporary specifications face mounting competitive pressure as operators migrate toward facilities offering operational efficiency gains. West Connect Building's contemporary design and technical specifications position it advantageously within this directional trend, supporting both near-term rental demand and long-term asset appreciation.

For investors and owner-operators evaluating industrial property acquisitions, West Connect Building merits serious consideration. The combination of strategic location, purpose-built specifications, and established tenant demand creates a fundamentally sound investment proposition aligned with Singapore's industrial real estate trajectory.

Frequently Asked Questions

What rental yield can investors realistically expect from an industrial unit at West Connect Building?

Industrial properties in the Jurong precinct typically command gross rental yields between 4% and 6%, depending on tenant profile, lease length, and specific unit specifications. West Connect Building's purpose-built design and strategic positioning near major port facilities support occupancy rates exceeding 95%, a critical driver of yield stability. Investors should model yields conservatively at 4.5%–5.5% given the building's contemporary specifications and professional fit-out, which command premium rental rates relative to legacy industrial stock. The established nature of Jurong's logistics ecosystem ensures consistent tenant demand, reducing the yield volatility common in peripheral industrial zones.

How does the per-square-foot pricing at West Connect Building compare to recent transactions in Jurong's industrial market?

Industrial property in the Jurong zone currently transacts between S$280 and S$380 per square foot, depending on specifications, age, and proximity to port facilities. West Connect Building's pricing of approximately S$283 per square foot (based on the stated unit price and 2,400 sqft area) positions it competitively within this range, reflecting the building's contemporary design and enhanced specifications such as heavy-duty floor loading and generous ceiling heights. Recent transactions involving purpose-built facilities with similar B2 ramp access have commanded the upper end of this range, suggesting West Connect Building offers genuine value relative to comparable modern stock. Comparable properties lacking integrated amenities or sophisticated vehicle access typically trade 10–15% lower, illustrating the premium justified by this building's operational superiority.

What Additional Buyer's Stamp Duty implications apply if a Singapore Citizen purchases a second residential property, and do commercial units face different ABSD treatment?

Additional Buyer's Stamp Duty (ABSD) at 20% applies to second and subsequent residential property purchases by Singapore Citizens, though this rate does not apply to commercial or industrial properties, which remain outside the residential ABSD framework. West Connect Building comprises commercial industrial units, placing any acquisition outside residential ABSD considerations entirely. Buyers should note that whilst industrial property escapes residential ABSD, standard Stamp Duty applies to all property transactions; industrial properties typically incur Stamp Duty at rates between 1% and 4% depending on purchase price and transaction structure. Professional tax and legal advice remains essential to model complete acquisition costs, but the absence of 20% ABSD represents a substantial advantage relative to residential property acquisitions.

Given that industrial property doesn't typically face lease decay concerns, what resale value factors should investors prioritise?

Industrial property appreciation depends substantially on location resilience, tenant demand sustainability, and specification modernisation relative to market standards. West Connect Building's established position within Jurong's integrated logistics ecosystem provides structural protection against location obsolescence; major port operators, multinational logistics firms, and manufacturing clusters remain anchored to this precinct through infrastructure integration that transcends individual property cycles. Resale value will reflect the building's ability to attract and retain tenants as industrial standards evolve; purpose-built specifications including heavy-duty floor loading and modern vehicle access preserve competitiveness as legacy industrial stock ages. Investors should recognise that industrial property appreciation typically moderates relative to residential real estate, with value growth driven primarily by rental income expansion rather than capital appreciation; however, West Connect Building's contemporary design and strategic location suggest appreciation potential aligned with Jurong's continued industrial prominence.

How significant is the 18-minute distance to Jurong Pier MRT Station in terms of tenant demand and capital appreciation potential?

The 1.53-kilometre distance to Jurong Pier MRT Station (JS12) represents substantial connectivity for an industrial property, particularly as the emerging station enhances public transport accessibility to this precinct. Industrial tenants typically weight vehicle access and road connectivity more heavily than MRT proximity, given that logistics and manufacturing operations rely on truck and container movements rather than passenger transport. However, the emerging MRT station meaningfully enhances employee accessibility, reducing tenant recruitment friction for companies requiring shift-based or extended-hours operations. Capital appreciation potential benefits indirectly from infrastructure maturation; properties in precincts experiencing emerging MRT connectivity typically enjoy sustained tenant demand expansion and rental rate growth over medium-term horizons. For West Connect Building, the Jurong Pier station development represents a positive externality that will gradually enhance the precinct's attractiveness to multinational logistics operators and increase long-term valuation potential.

Which buyer profiles—HNW individuals, upgraders, first-timers, or investors—best suit West Connect Building?

West Connect Building serves distinct buyer categories with differing investment rationales. Owner-operators in logistics, automotive manufacturing, engineering, or warehousing sectors represent the most natural end-user constituency; these companies derive measurable operational benefits from the building's purpose-built specifications, justifying purchase over rental occupancy. High-net-worth investors seeking diversified real estate exposure find industrial property attractive as a yield-generating asset class with lower volatility than residential real estate; West Connect Building's strategic location and professional specifications appeal particularly to this profile. First-time commercial property buyers benefit from the building's established tenant demand and reduced acquisition friction relative to more speculative industrial zones. Upgraders transitioning from smaller industrial premises to larger integrated facilities will find West Connect Building's scale and amenities aligned to expansion requirements. The property's diverse appeal across multiple buyer profiles supports consistent demand and stable resale liquidity.

What TDSR and financing constraints should prospective buyers model at typical West Connect Building price points?

Total Debt Service Ratio (TDSR) caps at 55% for most borrowers, meaning monthly debt obligations (including the property mortgage) cannot exceed 55% of gross monthly income. At West Connect Building's pricing level (approximately S$680,000), a 70% mortgage translates to approximately S$476,000 financed debt; over a 25-year amortisation, this creates monthly mortgage obligations of roughly S$2,280. A borrower must therefore demonstrate gross monthly income exceeding S$4,145 to satisfy TDSR constraints—a threshold easily met by owner-operators generating commercial revenue or investors with substantial salaried income. Banks typically offer more generous LTV ratios for commercial properties (up to 70–75%) compared to residential property, reducing capital requirement. However, investors must verify that projected rental income aligns with debt service capacity; conservative underwriting models assume 5% rental yield, meaning S$680,000 properties generating approximately S$2,833 annual rental income. Professional mortgage advice remains essential to model precise financing headroom at individual borrower circumstances.

Which competing industrial developments in the Jurong or western Singapore precinct warrant comparison with West Connect Building?

West Connect Building competes directly with purpose-built industrial facilities throughout the Jurong logistics zone, including integrated warehouse and light manufacturing complexes in Pioneer, Boon Lay, and Tuas industrial parks. Many competing developments offer comparable square footage and specifications but lack West Connect Building's integrated B2 ramp access and on-site canteen infrastructure; these developments typically command lower rental premiums despite similar transport connectivity. Legacy converted warehouses in the immediate precinct offer lower entry pricing but sacrifice ceiling height, floor loading capacity, and modern vehicle access—creating a material specification gap that justifies West Connect Building's pricing premium. Competing new industrial developments in the Tuas precinct offer marginally superior logistics connectivity to container terminals but require longer travel to Singapore's established commercial and financial districts. Investors and owner-operators should analyse West Connect Building's specifications and amenities against specific competitor properties; the building's contemporary design, integrated facilities, and strategic Jurong positioning typically deliver superior value relative to competing older or less sophisticated industrial offerings.

What unit stack or floor level within West Connect Building offers optimal value for different buyer profiles?

West Connect Building's B2 basement ramp configuration provides direct vehicle access to all units, eliminating the traditional value premium associated with ground-level industrial space. This architectural approach means that all units benefit from equivalent loading efficiency and vehicle access, reducing the cost-per-square-foot variation between lower and upper levels typically seen in multi-storey industrial buildings. Higher-stack units may appeal to investors accepting marginally longer tenant access routes in exchange for slightly lower acquisition costs, though operational efficiency losses may deter occupancy-sensitive tenants. Ground-proximity units command premium rental rates among owner-operators for whom materials handling efficiency directly impacts profitability, potentially justifying slightly higher acquisition prices. For investors prioritising rental yield stability over marginal capital appreciation, mid-stack units often represent optimal value, providing reasonable tenant accessibility at more moderate acquisition cost. Prospective buyers should conduct detailed financial modelling comparing acquisition cost against estimated rental income for specific stack levels, recognising that West Connect Building's integrated design philosophy reduces the traditional stack-based pricing hierarchy common in conventional industrial properties.

What future supply pipeline exists in the Jurong and western Singapore industrial market that could affect West Connect Building's long-term demand and pricing?

Singapore's industrial real estate market continues experiencing managed supply growth as Government Land Sales release developable land in Tuas, Boon Lay, and peripheral Jurong locations. However, the quantity of new purpose-built industrial space with West Connect Building's integrated specifications (heavy-duty loading, modern vehicle access, contemporary amenities) remains constrained relative to aggregate tenant demand. The URA's long-term industrial land strategy emphasises Tuas as the primary new industrial growth zone, creating a geographic shift that may gradually moderate occupancy pressure in established Jurong precincts. Conversely, this strategic rebalancing suggests that existing Jurong facilities like West Connect Building will retain tenant demand from companies seeking to remain within the established industrial ecosystem near existing port operations and supplier networks. Supply pipeline analysis indicates modest competitive pressure from new industrial developments over the next 3–5 years, supporting stable rental demand and gradual capital appreciation. Investors should monitor future GLS tenders in adjacent precincts but recognise that West Connect Building's strategic position within the consolidated Jurong industrial zone provides structural resilience against supply-driven valuation compression.

West Connect Building — From S$452K