IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

34 Lok Yang Way

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2022

Quick Summary

34 Lok Yang Way is a industrial building in District 22 · Pioneer, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 19 years remaining. 2 transactions are on record since 1995, most recently in Jan 2022. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 34 Lok Yang Way.

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What are the key facts about 34 Lok Yang Way?

Key takeaway34 Lok Yang Way is a industrial building in District 22 · Pioneer, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 22 · Pioneer
Address: 34 Lok Yang Way
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Jurong Industrial Estate
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About 34 Lok Yang Way

34 Lok Yang Way is an industrial property in Pioneer (District 22). It is located along Lok Yang Way, Singapore 628640.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 19 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

2 transactions have been recorded here, at a median of S$138 psf. The most recent was in January 2022.

Across JTC's rental returns for Lok Yang Way, the median rent for industrial space on this street works out to about S$1.75 psf per month over 3 observations. Observed medians on the street span S$0.65 to S$1.87 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 46,510 sqm of gross floor area, the earliest due around 2029.

The nearest port or airport land is about 3.3 km away. The closest business-park zone is about 2.5 km away. The nearest MRT is Joo Koon MRT, 863 m away (about a 14-minute walk). The closest bus stop (Leroy-Somer) is 40 m away (about a 1-minute walk).

3 businesses are currently registered at this address with ACRA.

What is 34 Lok Yang Way zoned as?

Key takeaway34 Lok Yang Way sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has 34 Lok Yang Way sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jan 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2022	Single-user Factory	S$2.68M	15,001 sqft	$179
May 2007	Single-user Factory	S$1.45M	15,001 sqft	$97

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 34 Lok Yang Way

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 is near 34 Lok Yang Way?

Key takeawayThe nearest MRT/LRT is Joo Koon MRT, about 863 m away.

Getting around

Joo Koon MRT863 m · ~14 min

Amenities nearby

Leroy-Somer · 40 mDrs Koo, Fok & Associates Pte Ltd · 821 mJoo Koon MRT Exit A · 840 mEducational Institution · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 34 Lok Yang Way

Key takeawayThe nearest station is Joo Koon (EW29), 841 m away — a moderately busy station, with about 37,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 54% of industrial buildings

nearest MRT/LRT Joo Koon (EW29) 841 m, about 37,000 taps a weekday; bus stops within 400 m: 12, about 1,311 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.

Stations within 1 km

Joo Koon (EW29)841 m · about 37,000 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 34 Lok Yang Way. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with 1,311 boardings and alightings on an average weekday.

Public car parks within 500 m

Fifth Lok Yang Rd (URA)113 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Sixth Lok Yang Rd (URA)178 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Fourth Lok Yang Rd (URA)284 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Lok Yang Way (URA)433 m
S$0.60 per half-hour at midday on a weekday · 119 car lots
Third Lok Yang Rd (URA)480 m
S$0.60 per half-hour at midday on a weekday · 30 car lots

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

Who's registered at 34 Lok Yang Way?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 34 Lok Yang Way as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Wholesale and retail trade
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$18.84 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$18.84 psm/mo
Observed range: S$6.98 – S$20.12
Pipeline on this street: 1 project · earliest TOP 2029

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 Lok Yang Way

Where is 34 Lok Yang Way?⌄

34 Lok Yang Way is at 34 Lok Yang Way, Singapore 628640, in the Pioneer planning area.

What is 34 Lok Yang Way zoned as?⌄

34 Lok Yang Way is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at 34 Lok Yang Way?⌄

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 Lok Yang Way?⌄

34 Lok Yang Way is leasehold. About 19 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 34 Lok Yang Way sold for?⌄

Across 2 recorded transactions, the median is S$138 psf. The latest was in January 2022.

What does industrial space near 34 Lok Yang Way rent for?⌄

JTC's rental returns for Lok Yang Way put the median at about S$1.75 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Lok Yang Way, not a rent quoted for 34 Lok Yang Way itself.

What is the nearest MRT station to 34 Lok Yang Way?⌄

Joo Koon MRT is the closest, 863 m away (about a 14-minute walk).

How many businesses are registered at 34 Lok Yang Way?⌄

3 businesses are 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.

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.

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 car park data (URA Data Service), LTA DataMall passenger volumes, 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.