IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

10 Gul Street 2

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2015

Quick Summary

10 Gul Street 2 is a industrial building in District 22 · Pioneer, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 1.4. It is leasehold with roughly 17 years remaining. 1 transaction is on record since 1995, most recently in May 2015. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 10 Gul Street 2.

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What are the key facts about 10 Gul Street 2?

Key takeaway10 Gul Street 2 is a industrial building in District 22 · Pioneer, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.4
Tenure: Leasehold
District / Area: District 22 · Pioneer
Address: 10 Gul Street 2
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: 3

About 10 Gul Street 2

10 Gul Street 2 is an industrial property in Pioneer (District 22). It is located along Gul Street 2, Singapore 629295.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 1.4. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 17 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$299 psf. The most recent was in May 2015.

The nearest port or airport land is about 5.0 km away. The closest business-park zone is about 4.1 km away. The nearest MRT is Gul Circle MRT, 746 m away (about a 12-minute walk). The closest bus stop (Aft Gul St 3) is 144 m away (about a 2-minute walk).

3 businesses are currently registered at this address with ACRA.

What is 10 Gul Street 2 zoned as?

Key takeaway10 Gul Street 2 sits on land zoned BUSINESS 2 with a gross plot ratio of 1.4.

Land-use zone: BUSINESS 2
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has 10 Gul Street 2 sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2015 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2015	Single-user Factory	S$3.59M	12,022 sqft	$299

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 Gul Street 2

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 Gul Street 2?

Key takeawayURA has approved 2 changes of use at 10 Gul Street 2 since 2000, most recently in 2020. 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.

6 Dec 2023Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 1st storey production area as ancillary workers' dormitory (for 25 workers) to the existing 2-storey terrace factory
17 Nov 2022Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 1st storey production area as ancillary workers' dormitory (for 25 workers) to the existing 2-storey terrace factory
12 Jul 2021Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 1st storey production area as ancillary workers' dormitory (for 25 workers) to the existing 2-storey terrace factory
1 Sept 2020Approved
Change of use to ancillary workers' dormitory
Proposed change of use at part of 1st storey production area to ancillary workers' dormitory (25 workers) to the existing 2-storey terrace factory on lot 00539c mk07 at 10 , gul street 2 (pioneer planning area)
7 Mar 2017Approved
Change of use to ancillary workers' dormitory
Proposed change of use at part of 1st storey production area to ancillary workers' dormitory (25 workers) to the existing 2-storey terrace factory on lot 00539c mk07 at 10 gul street 2

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 Gul Street 2?

Key takeawayThe nearest MRT/LRT is Gul Circle MRT, about 746 m away.

Getting around

Gul Circle MRT746 m · ~12 min

Amenities nearby

Aft Gul St 3 · 144 mGul Circle MRT Exit A · 752 mDrs Koo, Fok & Associates Pte Ltd · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 10 Gul Street 2

Key takeawayThe nearest station is Gul Circle (EW30), 746 m away — a quiet station, with 9,801 taps in and out on an average weekday. 6 public car parks are within 500 m.

Foot traffic: busier than 43% of industrial buildings

nearest MRT/LRT Gul Circle (EW30) 746 m, about 9,801 taps a weekday; bus stops within 400 m: 2, about 648 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

Gul Circle (EW30)746 m · 9,801 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 Gul Street 2. Transfers between lines don't tap, so interchanges read low.

Bus

2 bus stops within 400 m, with 648 boardings and alightings on an average weekday.

Public car parks within 500 m

Gul St 3 (URA)75 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Gul St 2 (URA)124 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Gul St 1 (URA)219 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Gul St 4 (URA)224 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Gul Drive (URA)296 m
S$0.60 per half-hour at midday on a weekday · 39 car lots

Nearest URA season parking: Joo Koon Area, 822 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 10 Gul Street 2's own car park, if it has one, and its charges are not in the open data.

Who's registered at 10 Gul Street 2?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 10 Gul Street 2 as their registered address. These are registered businesses, not who occupies the space.

Construction
2
Professional, scientific and technical services
1

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 Gul Street 2

Where is 10 Gul Street 2?⌄

10 Gul Street 2 is at 10 Gul Street 2, Singapore 629295, in the Pioneer planning area.

What is 10 Gul Street 2 zoned as?⌄

10 Gul Street 2 is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 1.4. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at 10 Gul Street 2?⌄

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 Gul Street 2?⌄

10 Gul Street 2 is leasehold. About 17 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 10 Gul Street 2 sold for?⌄

Across 1 recorded transaction, the median is S$299 psf. The latest was in May 2015.

What is the nearest MRT station to 10 Gul Street 2?⌄

Gul Circle MRT is the closest, 746 m away (about a 12-minute walk).

How many businesses are registered at 10 Gul Street 2?⌄

3 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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

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.

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 planning decisions, 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.