Gallery
Inside the home
Site photographs, 16 Apr 2026. Watermarked at build.
Freehold B1 office/warehouse on Level 3 — an adjoining corner pair combining to 3,089 sqft, plus a separate tenanted unit. Five minutes' walk to a two-line MRT interchange.
| Level | Approved now | By change-of-use application | Not permitted |
|---|---|---|---|
| Level 3all units offered | Light Industrial Use (after NEA clearance)Ancillary office while industrial stays above 60% | Childcare centreIndustrial canteenGeneral industrial useOther uses (case by case) | Independent officeShopRestaurantMedical clinicGym / fitnessCommercial schoolShowroom (1st storey only)Workers' dormitory (separate building only) |
URA SPACE per-unit check, 20 Jul 2026 (corner unit; Andrea confirms the same profile applies to all units offered). Read the middle column as an OPEN DOOR, not a refusal: URA asks for a Change of Use application it will assess, with landowner and (where relevant) NEA/LTA/PUB/SCDF clearances first — approval is not guaranteed, but these uses are not barred the way the right-hand column is. One carve-out to know: for multi-user industrial developments URA will only consider a new workers' dormitory in a SEPARATE BUILDING within the site, so it is not realistically available to a strata unit here. Approved use is granted PER UNIT — re-run URA SPACE on your specific unit and intended trade before committing.
Google Places ratings and distances, indicative. Chosen for a working site — where staff eat, park and get supplies. The residential catchment is the whole Geylang planning area, not a walk-in radius; it is shown because several alternative uses here are assessable rather than barred, and a childcare operator in particular would underwrite against that household base.
Indicative only — confirm stamp duty, GST & apportionment with your lawyer / IRAS.
| Standalone unit — passing rent | S$4,617 / mo |
| Lease renewed to | Aug 2027 |
| Annualised | S$55,400 / yr |
| Gross yield on S$2,168,450 | ~2.6% |
| Net after MCST + taxⓥ | ~2.1% |
| Corner pair | Vacant / owner-occupied — available |
Only the standalone unit is tenanted; the corner pair is available for occupation. The tenant renewed at S$3.30 psf, which is market validation of that rate rather than an asking. Commercial property tax is a flat 10% of Annual Value — the current assessment implies an AV below the passing rent, so budget for an upward revision.
Yield basis (CEA): gross yield = annual rent as stated above (passing or projected, per the stated basis) ÷ the stated asking price; net yield is after property tax (a flat 10% of Annual Value), MCST/service charge and outgoings. These are historical/indicative, not a forecast or a guarantee of return — verify the tenancy and the IRAS Annual Value independently before relying on them.
New JTC industrial land is issued on 30-year tenures, so the freehold pool cannot grow. In Q1 2026 the average freehold industrial asset transacted at S$876 psf against S$569 for 60-year and S$353 for 30-year leasehold — and freehold was the only tenure band that rose while 30-year fell. (Savills)
The corner unit and its neighbour combine into a single 3,089 sqft footprint — you lay out one operation instead of splitting it across levels. A fourth unit in this run has already sold; the pair is what remains.
Racking, a mezzanine and heavy plant fit without redesign. Containers unload direct at six 40ft bays with dock levellers, and two 4,000kg cargo lifts take loaded pallets up without breaking them down.
URA lists childcare, an industrial canteen and general industrial use as assessable at this address — a Change of Use application it will consider, rather than a flat no. With roughly 42,059 households in the Geylang planning area behind it, that matters most for a childcare operator. Approval is never guaranteed, so treat it as optionality, not a plan.
Published government plans near this property — the facts, with sources. What they mean for value is a question worth asking.
General market information on this page was last updated on 29 Jul 2026.
| Street | Sold | Tenure | psf (land) |
|---|---|---|---|
| Paya Lebar 178 — this listing, standing stock | Advertised | Freehold | S$1,550–1,680 |
| Generations @ Tannery ~1.3 km · TOP 2029 · sold out on launch day | Jul 2026 | Freehold | L3 ≈ S$1,8xx |
| CT Gold, Lor Bakar Batu ~1.9 km · 63 units in two days | May 2026 | Freehold | S$1,400–1,900 |
Both comparables are NEW-BUILD developer launches of uncompleted buildings; the subject is standing 2004 stock. They evidence demand for freehold B1 in this corridor rather than pricing standing strata, and both were bulk-buyer driven. Verify on URA REALIS / JTC J-SPACE.
CT Gold took two days in Apr–May 2026; Generations @ Tannery, 1.3 km away, cleared all 59 units on launch day in July 2026 — and priced above CT Gold. Two data points, eleven weeks apart, same direction. Where does that leave standing freehold stock you can occupy now?
Q1 2026 averages (Savills). Freehold was the only tenure band to rise; 30-year leasehold fell. A shortening lease tightens financing and narrows the buyer pool at exit. What is not carrying that clock worth to you?
Buyers at Generations committed capital for roughly three years before they get keys. This floor exists, and the corner pair is available for occupation.
Sourced, past-tense market data. Not a forecast, an assurance of returns, or financial advice. Prices at record highs and volumes at a six-year low both hold at once — verify independently.
Not quite the one? A few more from the current collection in a similar bracket — happy to walk you through any of them.
PropNex Realty Pte Ltd (Licence No. L3008022J) · CEA R000289H
Verify me: search 9693 7787 on the CEA Public Register. If an advert for this property shows a different number, it is not me.
WhatsApp 9693 7787For buyers who haven't transacted before: the resale journey, stage by stage.
Indicative for a resale purchase — commercial adds GST timing. Confirm with your lawyer.
Per-level use, transacted comparables, stamp-duty and yield — the way this page was built. No obligation.
Ask Andrea Goh for my property report