120 Pioneer Rd

Asset class

Industrial

Land-use zone

BUSINESS 2

Gross plot ratio

1.4

Tenure

Leasehold

District / Area

District 22 · Tuas

Address

120 Pioneer Road

Land area

16,597 sqm

Completed

Not on record

Storeys

4 (© OpenStreetMap contributors)

Owner

ESR REIT (SGX filings)

Net lettable area

215,967 sq ft (the owner's annual report (as filed on SGX))

Land lease expires

2055 (the owner's annual report (as filed on SGX))

Estate (JTC)

Tuas Industrial Estate

Listed as

Light Industrial (B1), Warehouse, Factory / Workshop (B2)

Transactions on record

2 (records start 1995)

Live listings

5

ACRA registrations

11

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

120 Pioneer Rd is an industrial property in Tuas (District 22). It is located along Pioneer Road, Singapore 639597.

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 1 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 16,597 sqm of land with roughly 23,088 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$168 psf. The most recent was in May 2026.

Across JTC's rental returns for Pioneer Road, the median rent for industrial space on this street works out to about S$1.21 psf per month over 16 observations. Observed medians on the street span S$1.00 to S$1.60 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

1 industrial project is still uncompleted on this street, adding about 10,010 sqm of gross floor area, the earliest due around 2027.

The nearest port or airport land is about 7.2 km away. The nearest MRT is Tuas West Road MRT, 221 m away (about a 4-minute walk). The closest bus stop (Tuas West Rd Stn Exit A) is 207 m away (about a 3-minute walk).

11 businesses are currently registered at this address with ACRA.

Land-use zone

BUSINESS 2

Gross plot ratio

1.4

Run the full zoning report for this building →

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

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.

1. 15 Mar 2018Agency works
   Additions & alterations

   Proposed addition & alteration works to existing 4-storey single user industrial development c/w ancillary facilities on mk 07 lot 04441t at 120 pioneer road, singapore 639597 (tuas planning area)

2. 28 Apr 2017Agency works
   Additions & alterations

   Proposed addition & alteration works to existing 4-storey single user industrial development c/w ancillary facilities on mk 07 lot 04441t at 120 pioneer road, singapore 639597 (tuas planning area)

3. 7 Feb 2017Agency works
   Additions & alterations

   Proposed addition & alteration works to existing 4-storey single user industrial development c/w ancillary facilities on mk 07 lot 04441t at 120 pioneer road, singapore 639597 (tuas planning area)

4. 5 Jul 2016Agency works
   Additions & alterations

   Proposed addition & alteration works to existing 4-storey single user industrial development c/w ancillary facilities on mk 07 lot 04441t at 120 pioneer road, singapore 639597 (tuas planning area)

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).

Browse every listing at this building →

Straight-line distances. Source: PropKaki amenities data.

• Wholesale and retail trade
  4
• Transportation and storage
  3
• Manufacturing
  3
• Professional, scientific and technical services
  1
• Financial and insurance
  0

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.

Street rent, median

S$13.01 psm/mo

Observed range

S$10.76 – S$17.27

Pipeline on this street

1 project · earliest TOP 2027

JTC street medians span 2000 to today and are an all-time level, not today's asking rent; the forward pipeline is a forecast, not committed completions.