IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

34 Joo Koon Circle

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2022

Quick Summary

34 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 Dec 2022. 1 unit is currently listed for sale. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 34 Joo Koon Circle.

Ask PropKaki

What are the key facts about 34 Joo Koon Circle?

Key takeaway34 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: 34 Joo Koon Circle
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Jurong Industrial Estate
Listed as: Factory / Workshop (B2)
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 2

About 34 Joo Koon Circle

34 Joo Koon Circle is an industrial property in Pioneer (District 22). It is located along Joo Koon Circle, Singapore 629060.

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$95 psf. The most recent was in December 2022.

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 5.0 km away. The closest business-park zone is about 3.5 km away. The closest bus stop (Seng Heng Engrg) is 86 m away (about a 1-minute walk).

2 businesses are currently registered at this address with ACRA.

What is 34 Joo Koon Circle zoned as?

Key takeaway34 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 34 Joo Koon Circle sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2022	Single-user Factory	S$11.25M	118,727 sqft	$95

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 34 Joo Koon Circle rent for?

Key takeawayNo rent is published for 34 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 34 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.

How fast units move at 34 Joo Koon Circle

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 34 Joo Koon Circle?

Key takeawayURA has approved 2 changes of use at 34 Joo Koon Circle since 2000, most recently in 2024. 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.

30 Jul 2026Approved
Additions & alterations
Proposed new erection secondary workers' dormitory (336 workers) to existing industrial development on lot 00569l mk07 at 34 joo koon circle (pioneer planning area)
8 Oct 2025Approved
Additions & alterations
Proposed addition & alteration to existing industrial development involving installation of 1500l diesel tank on lot 00569l mk07 at 34 joo koon circle, s629060 (pioneer planning area)
7 Nov 2024Agency works
Additions & alterations
Proposed addition & alteration works to existing industrial development on lot 00569l mk07 at 34 joo koon circle, singapore 629060 (pioneer planning area)
14 Oct 2024Approved
Change of use to showroom in existing industrial development
Proposed change of use of existing ancillary office to showroom in existing industrial development
25 Jun 2024Approved
Change of use to showroom in existing industrial development
Proposed change of use of existing ancillary office to showroom in existing industrial development on lot 00569l mk 07 at 34 joo koon circle (pioneer 1 planning area)
13 Nov 2020Approved
Additions & alterations
Proposed change of use application from production to ancillary staff recreation area and proposed addition and alteration works at mezzanine floor to existing single user industrial development on lot mk07-00569l at 34 joo koon circle singapore 629060
5 Aug 2015Approved
Additions & alterations
Proposed amendment to approved addition of 1 block single-user production building to existing industrial development on lot 00569l mk07 at 34 joo koon circle (pioneer 1 planning area)
13 Apr 2015Approved
Additions & alterations
Proposed addition of 1 block single-user production building to existing industrial development on lot 00569l mk07 at 34 joo koon circle (pioneer 1 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).

What is available at 34 Joo Koon Circle right now?

Key takeaway1 unit is currently listed at 34 Joo Koon Circle. One row per unit; several agents often market the same unit.

For sale (1)

Industrial B2 Land for SaleS$20.00M · 80,390 sqft

Browse every listing at this building →

What is near 34 Joo Koon Circle?

Amenities nearby

Seng Heng Engrg · 86 mDrs Koo, Fok & Associates Pte Ltd · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 34 Joo Koon Circle

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Gul Circle, 1.0 km away. 3 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 38% of industrial buildings

no MRT/LRT within 1 km (nearest Gul Circle, 1.0 km); bus stops within 400 m: 7, about 2,106 taps a weekday; Pioneer: 36,801 resident workers (Census 2020, by workplace); about 3 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

7 bus stops within 400 m, with 2,106 boardings and alightings on an average weekday.

Public car parks within 500 m

Joo Koon Rd (URA)141 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Joo Koon Way (URA)228 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Joo Koon Area (URA)429 m
season S$90/month

Public car parks only, by straight-line distance, with the operator's published rates. 34 Joo Koon Circle's own car park, if it has one, and its charges are not in the open data.

Who's registered at 34 Joo Koon Circle?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 34 Joo Koon Circle as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Accommodation and food services
1
Financial and insurance
0
Other 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 34 Joo Koon Circle

Where is 34 Joo Koon Circle?⌄

34 Joo Koon Circle is at 34 Joo Koon Circle, Singapore 629060, in the Pioneer planning area.

What is 34 Joo Koon Circle zoned as?⌄

34 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 34 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 34 Joo Koon Circle?⌄

34 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 34 Joo Koon Circle sold for?⌄

Across 1 recorded transaction, the median is S$95 psf. The latest was in December 2022.

What does industrial space near 34 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 34 Joo Koon Circle itself.

How many businesses are registered at 34 Joo Koon Circle?⌄

2 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

For agents · in the PropKaki app

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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.

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

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.

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.