128 Joo Seng Road

Asset class

Industrial

Land-use zone

BUSINESS 1

Gross plot ratio

2.5

Tenure

Leasehold

District / Area

District 13 · Toa Payoh

Address

128 Joo Seng Road

Land area

—

Completed

Not on record

Storeys

5 (© OpenStreetMap contributors)

Owner

ESR REIT (SGX filings)

Net lettable area

73,636 sq ft (the owner's annual report (as filed on SGX))

Land lease expires

2052 (the owner's annual report (as filed on SGX))

Estate (JTC)

Joo Seng Industrial Estate

Listed as

Light Industrial (B1), Dormitory, Land

Transactions on record

1 (records start 1995)

Live listings

6

ACRA registrations

12

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.

128 Joo Seng Road is an industrial property in Toa Payoh (District 13). It is located along Joo Seng Road, Singapore 368356.

Under the URA Master Plan the site is zoned Business 1 with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

The site is leasehold, with about 0 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$269 psf. The most recent was in April 2007.

Across JTC's rental returns for Joo Seng Road, the median rent for industrial space on this street works out to about S$1.47 psf per month over 103 observations. Observed medians on the street span S$0.66 to S$2.21 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

The nearest port or airport land is about 7.5 km away. The closest business-park zone is about 511 m away. The nearest MRT is Bartley MRT, 658 m away (about a 10-minute walk). The closest bus stop (Aft Paya Lebar St) is 444 m away (about a 7-minute walk).

15 businesses are currently registered at this address with ACRA.

Land-use zone

BUSINESS 1

Gross plot ratio

2.5

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. 13 Dec 2012ApprovedFloor 5
   Change of use to warehouse

   Change of use of the 5th storey production area (unit #05-XX) of dp computers building to warehouse

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).

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Street figures cover strata deals only — land and strata PSF are not comparable.

Browse every listing at this building →

Straight-line distances. Source: PropKaki amenities data.

• Wholesale and retail trade
  5
• Manufacturing
  3
• Financial and insurance
  2
• Information and communications
  1
• Real estate
  1
• Construction
  0
• Professional, scientific and technical services
  0
• Water supply, sewerage and waste management
  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$15.87 psm/mo

Observed range

S$7.15 – S$23.81

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.