IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

103 Second Lok Yang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2012

Quick Summary

103 Second 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 1.4. It is leasehold with roughly 6 years remaining. 3 transactions are on record since 1995, most recently in Dec 2012. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 103 Second Lok Yang Road.

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What are the key facts about 103 Second Lok Yang Road?

Key takeaway103 Second 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: 1.4
Tenure: Leasehold
District / Area: District 22 · Pioneer
Address: 103 Second Lok Yang Road
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Jurong Industrial Estate
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 1

About 103 Second Lok Yang Road

103 Second Lok Yang Road is an industrial property in Pioneer (District 22). It is located along Second Lok Yang Road, Singapore 628173.

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 6 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

3 transactions have been recorded here, at a median of S$194 psf. The most recent was in December 2012.

The nearest port or airport land is about 2.8 km away. The closest business-park zone is about 2.4 km away. The closest bus stop (Bef First Lok Yang Rd) is 143 m away (about a 2-minute walk).

1 business is currently registered at this address with ACRA.

What is 103 Second Lok Yang Road zoned as?

Key takeaway103 Second Lok Yang Road 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 103 Second Lok Yang Road sold for?

Key takeaway3 transactions are on record since 1995, most recently in Dec 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2012	Single-user Factory	S$3.03M	15,437 sqft	$196
Feb 2012	Single-user Factory	S$2.99M	15,437 sqft	$194
Feb 2008	Single-user Factory	S$1.45M	15,437 sqft	$94

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 103 Second 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 103 Second Lok Yang Road?

Key takeawayURA has approved 1 change of use at 103 Second Lok Yang Road since 2000, most recently in 2008. 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.

13 Jul 2022Renewed
Continued use as industrial training use
Continued use of part of the existing jtc standard factory as industrial training use
18 Jul 2019Approved
Additions & alterations
Proposed additions & alterations and change of use of part of the existing jtc standard factory to industrial training use on lot 00841c mk06 at 103 second lok yang road (pioneer planning area)
31 Mar 2008Approved
Change of use to general industry
Change of use of the 2-storey factory building to general industry(maintenance, servicing and storage of pumps)

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 103 Second Lok Yang Road?

Amenities nearby

Bef First Lok Yang Rd · 143 mAcumed Medical Group (Pioneer) · 390 mEducational Institution · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 103 Second Lok Yang Road

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Pioneer, 1.4 km away. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 36% of industrial buildings

no MRT/LRT within 1 km (nearest Pioneer, 1.4 km); bus stops within 400 m: 10, about 2,155 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.

Bus

10 bus stops within 400 m, with 2,155 boardings and alightings on an average weekday.

Public car parks within 500 m

Second Lok Yang Rd (URA)84 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
First Lok Yang Rd (URA)163 m
S$0.60 per half-hour at midday on a weekday · 31 car lots
Lok Yang Area (URA)239 m
season S$90/month
Third Lok Yang Rd (URA)255 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Lok Yang Way (URA)299 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. 103 Second Lok Yang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 103 Second Lok Yang Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 103 Second Lok Yang Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
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 103 Second Lok Yang Road

Where is 103 Second Lok Yang Road?⌄

103 Second Lok Yang Road is at 103 Second Lok Yang Road, Singapore 628173, in the Pioneer planning area.

What is 103 Second Lok Yang Road zoned as?⌄

103 Second Lok Yang Road 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 103 Second 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 103 Second Lok Yang Road?⌄

103 Second Lok Yang Road is leasehold. About 6 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 103 Second Lok Yang Road sold for?⌄

Across 3 recorded transactions, the median is S$194 psf. The latest was in December 2012.

How many businesses are registered at 103 Second Lok Yang Road?⌄

1 business is 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.

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 planning decisions, URA car park data (URA Data Service), 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.