IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

31 Joo Koon Circle

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2010

Quick Summary

31 Joo Koon Circle 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. 1 transaction is on record since 1995, most recently in Feb 2010. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 31 Joo Koon Circle.

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What are the key facts about 31 Joo Koon Circle?

Key takeaway31 Joo Koon Circle 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: 31 Joo Koon Circle
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Owner: CapitaLand Ascendas REIT (SGX filings)
Estate (JTC): Jurong Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

Who owns 31 Joo Koon Circle, and what is it valued at?

Key takeaway31 Joo Koon Circle is owned by CapitaLand Ascendas REIT, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Valued at S$39.6 million as at 31 Dec 2025, by C&W.

per CapitaLand Ascendas REIT's SGX filing, 5 Feb 2026

Earlier: S$38.4 million (31 Dec 2024) · S$34 million (31 Dec 2022)

31 Joo Koon Circle: CapitaLand Ascendas REIT's annual report (2025)

Occupancy: 100% (as of 31 Dec 2025)

per CapitaLand Ascendas REIT's annual report (SGX), 1 Apr 2026, page 50

Whole-building deals

Announced 17 Feb 2010 · completed 30 Mar 2010
HSBC Institutional Trust Services (Singapore) Limited as Trustee of A-REIT bought 31 Joo Koon Circle for S$15 million (purchase consideration).
Announcement on SGX · completion notice

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.

About 31 Joo Koon Circle

31 Joo Koon Circle is an industrial property in Pioneer (District 22). It is located along Joo Koon Circle, Singapore 629108.

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 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$71 psf. The most recent was in February 2010.

Across JTC's rental returns for Joo Koon Circle, the median rent for industrial space on this street works out to about S$1.60 psf per month over 12 observations. Observed medians on the street span S$0.14 to S$1.70 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 5.1 km away. The closest business-park zone is about 3.7 km away. The nearest MRT is Gul Circle MRT, 877 m away (about a 14-minute walk). The closest bus stop (Seng Heng Engrg) is 182 m away (about a 3-minute walk).

What is 31 Joo Koon Circle zoned as?

Key takeaway31 Joo Koon Circle 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 31 Joo Koon Circle sold for?

Key takeaway1 transaction is on record since 1995, most recently in Feb 2010 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2010	Single-user Factory	S$15.00M	212,722 sqft	$71

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

What does space at 31 Joo Koon Circle rent for?

Key takeawayNo rent is published for 31 Joo Koon Circle itself. On its street, Joo Koon Circle, strata factory space rented at a median of $1.65 psf a month in 2026Q2. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Joo Koon Circle

Street level · 2026Q2

25th pct

—

— psm

Median

$1.65

$17.76 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2023Q4 · $17.22 psm2026Q2 · $17.76 psm median

This is the MEDIAN of JTC-published rents across leases on this street in the stated quarter, not the asking or contracted rent of any particular unit. Streets with too few leases are suppressed by JTC and appear as no value -- suppressed is not zero.

Source: JTC J-SPACE, rental of industrial space by street.

Market context around 31 Joo Koon Circle

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 31 Joo Koon Circle?

Key takeawayURA's planning decisions at 31 Joo Koon Circle 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.

17 Apr 2024Agency works
Additions & alterations
Proposed additions & alterations to existing pump shed on 1st storey, block b 1st and 2nd storey of the existing single user detached factory on lot 02481p mk07 at 31 joo koon circle (pioneer planning area)
12 Apr 2023Approved
Additions & alterations
Proposed amendment to approved demolition to existing 1-storey centre block and reconstruction to 3-storey centre block and additions & alterations to existing 3-storey block a, 3-storey block b, 2-storey block c and substation of the existing single user detached factory
2 Nov 2022Approved
Additions & alterations
Proposed amendment to approved demolition to existing 1-storey centre block and reconstruction to 3-storey centre block and additions & alterations to existing 3-storey block a, 3-storey block b, 2-storey block c and substation of the existing single user detached factory
13 Jan 2022Approved
Additions & alterations
Proposed demolition to existing 1-storey centre block and reconstruction to 3-storey centre block and additions & alterations to existing 3-storey block a, 3-storey block b, 2-storey block c and substation of the existing single user detached factory
17 Oct 2005Approved
Additions & alterations
Proposed additions and alterations to existing detached factory
6 Oct 2000Approved
Additions & alterations
Proposed additions & alterations to the existing single-storey single-user factory extension block (plot a15411)

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 31 Joo Koon Circle?

Key takeawayThe nearest MRT/LRT is Gul Circle MRT, about 877 m away.

Getting around

Gul Circle MRT877 m · ~14 min

Amenities nearby

Seng Heng Engrg · 182 mGul Circle MRT Exit A · 907 mDrs Koo, Fok & Associates Pte Ltd · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 31 Joo Koon Circle

Key takeawayThe nearest station is Gul Circle (EW30), 877 m away — a quiet station, with 9,801 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 51% of industrial buildings

nearest MRT/LRT Gul Circle (EW30) 877 m, about 9,801 taps a weekday; bus stops within 400 m: 6, about 1,587 taps a weekday; Pioneer: 36,801 resident workers (Census 2020, by workplace); about 2 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)877 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 31 Joo Koon Circle. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 1,587 boardings and alightings on an average weekday.

Public car parks within 500 m

Joo Koon Rd (URA)323 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Joo Koon Way (URA)417 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Gul St 2 (URA)494 m
S$0.60 per half-hour at midday on a weekday · 4 car lots

Nearest URA season parking: Joo Koon Area, 545 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 31 Joo Koon Circle's own car park, if it has one, and its charges are not in the open data.

Who's registered at 31 Joo Koon Circle?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 31 Joo Koon Circle as their registered address. These are registered businesses, not who occupies the space.

Administrative and support services
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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$17.22 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$17.22 psm/mo
Observed range: S$1.47 – S$18.30

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.

Frequently asked questions about 31 Joo Koon Circle

Where is 31 Joo Koon Circle?⌄

31 Joo Koon Circle is at 31 Joo Koon Circle, Singapore 629108, in the Pioneer planning area.

What is 31 Joo Koon Circle zoned as?⌄

31 Joo Koon Circle 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 31 Joo Koon Circle?⌄

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 31 Joo Koon Circle?⌄

31 Joo Koon Circle is leasehold. About 0 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 31 Joo Koon Circle sold for?⌄

Across 1 recorded transaction, the median is S$71 psf. The latest was in February 2010.

What does industrial space near 31 Joo Koon Circle rent for?⌄

JTC's rental returns for Joo Koon Circle put the median at about S$1.60 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Joo Koon Circle, not a rent quoted for 31 Joo Koon Circle itself.

What is the nearest MRT station to 31 Joo Koon Circle?⌄

Gul Circle MRT is the closest, 877 m away (about a 14-minute walk).

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Read the figures right

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

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

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.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, the owner's SGX filings, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.