IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

10 Fifth Lok Yang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2012

Quick Summary

10 Fifth Lok Yang Road is a industrial building in District 22 · Pioneer, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 7 years remaining. 1 transaction is on record since 1995, most recently in Mar 2012. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 10 Fifth Lok Yang Road.

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What are the key facts about 10 Fifth Lok Yang Road?

Key takeaway10 Fifth Lok Yang Road is a industrial building in District 22 · Pioneer, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 22 · Pioneer
Address: 10 Fifth Lok Yang Road
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Jurong Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 10 Fifth Lok Yang Road

10 Fifth Lok Yang Road is an industrial property in Pioneer (District 22). It is located along Fifth Lok Yang Road, Singapore 629761.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 7 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

1 transaction has been recorded here, at a median of S$107 psf. The most recent was in March 2012.

The nearest port or airport land is about 3.3 km away. The closest business-park zone is about 2.3 km away. The nearest MRT is Joo Koon MRT, 921 m away (about a 14-minute walk). The closest bus stop (Aft Fifth Lok Yang Rd) is 166 m away (about a 3-minute walk).

2 businesses are currently registered at this address with ACRA.

What is 10 Fifth Lok Yang Road zoned as?

Key takeaway10 Fifth Lok Yang Road sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has 10 Fifth Lok Yang Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2012	Single-user Factory	S$4.80M	44,703 sqft	$107

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

Market context around 10 Fifth Lok Yang Road

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at 10 Fifth Lok Yang Road?

Key takeawayURA's planning decisions at 10 Fifth Lok Yang Road since 2000 are below. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

21 Jul 2020Approved
Additions & alterations
Proposed additional carpark shelter and entrance canopy to existing factory on lot 00990x mk06 at no. 10 fifth lok yang road (pioneer planning area)
14 Sept 2017Approved
Additions & alterations
1st extension of written permission for proposed additional carpark shelter and entrance canopy to existing factory on lot 00990x mk06 at 10 fifth lok yang road (pioneer planning area)
16 Sept 2015Approved
Additions & alterations
Proposed additional carpark shelter and entrance canopy to existing factory on lot 00990x mk06 at no. 10 fifth lok yang road (pioneer planning area)
14 May 2009Approved
Additions & alterations
Proposed additions & alterations to existing factory
10 Feb 2004Approved
Additions & alterations
Proposed amendment to approved additions and alterations to the existing single-user factory with an ancillary office
30 Sept 2003Approved
Additions & alterations
Proposed additions & alterations to the existing single-user factory with an ancillary office

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What is near 10 Fifth Lok Yang Road?

Key takeawayThe nearest MRT/LRT is Joo Koon MRT, about 921 m away.

Getting around

Joo Koon MRT921 m · ~14 min

Amenities nearby

Aft Fifth Lok Yang Rd · 166 mDrs Koo, Fok & Associates · 851 mJoo Koon MRT Exit B · 896 mEducational Institution · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 10 Fifth Lok Yang Road

Key takeawayThe nearest station is Joo Koon (EW29), 897 m away — a moderately busy station, with about 37,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 56% of industrial buildings

nearest MRT/LRT Joo Koon (EW29) 897 m, about 37,000 taps a weekday; bus stops within 400 m: 15, about 2,001 taps a weekday; Pioneer: 36,801 resident workers (Census 2020, by workplace); about 0 residents within 1 km (June 2026). Ranked against 8,225 industrial buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around), not a count of people.

Stations within 1 km

Joo Koon (EW29)897 m · about 37,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 10 Fifth Lok Yang Road. Transfers between lines don't tap, so interchanges read low.

Bus

15 bus stops within 400 m, with 2,001 boardings and alightings on an average weekday.

Public car parks within 500 m

Fifth Lok Yang Rd (URA)80 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Fourth Lok Yang Rd (URA)159 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Sixth Lok Yang Rd (URA)304 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Third Lok Yang Rd (URA)360 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Lok Yang Way (URA)392 m
S$0.60 per half-hour at midday on a weekday · 119 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 10 Fifth Lok Yang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 10 Fifth Lok Yang Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 10 Fifth Lok Yang Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about 10 Fifth Lok Yang Road

Where is 10 Fifth Lok Yang Road?⌄

10 Fifth Lok Yang Road is at 10 Fifth Lok Yang Road, Singapore 629761, in the Pioneer planning area.

What is 10 Fifth Lok Yang Road zoned as?⌄

10 Fifth Lok Yang Road is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at 10 Fifth Lok Yang Road?⌄

Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of 10 Fifth Lok Yang Road?⌄

10 Fifth Lok Yang Road is leasehold. About 7 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 10 Fifth Lok Yang Road sold for?⌄

Across 1 recorded transaction, the median is S$107 psf. The latest was in March 2012.

What is the nearest MRT station to 10 Fifth Lok Yang Road?⌄

Joo Koon MRT is the closest, 921 m away (about a 14-minute walk).

How many businesses are registered at 10 Fifth Lok Yang Road?⌄

2 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from JTC estate boundaries, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.