IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

34 Pioneer Sector 2

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2008

Quick Summary

34 Pioneer Sector 2 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 with roughly 37 years remaining. 1 transaction is on record since 1995, most recently in Aug 2008. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on 34 Pioneer Sector 2.

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What are the key facts about 34 Pioneer Sector 2?

Key takeaway34 Pioneer Sector 2 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 Pioneer Sector 2
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Jurong Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 10

About 34 Pioneer Sector 2

34 Pioneer Sector 2 is an industrial property in Pioneer (District 22). It is located along Pioneer Sector 2, Singapore 628389.

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 37 years left to run.

1 transaction has been recorded here, at a median of S$29 psf. The most recent was in August 2008.

Across JTC's rental returns for Pioneer Sector 2, the median rent for industrial space on this street works out to about S$0.95 psf per month over 1 observations. Observed medians on the street span S$0.95 to S$0.95 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 5.7 km away. The closest bus stop (Bef Pioneer Sector 1) is 125 m away (about a 2-minute walk).

10 businesses are currently registered at this address with ACRA.

What is 34 Pioneer Sector 2 zoned as?

Key takeaway34 Pioneer Sector 2 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 Pioneer Sector 2 sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2008 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2008	Single-user Factory	S$8.05M	282,205 sqft	$29

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 Pioneer Sector 2

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 34 Pioneer Sector 2?

Key takeawayURA's planning decisions at 34 Pioneer Sector 2 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.

27 Nov 2023Approved
Additions & alterations
Retention of single 5000l free standing diesel tank with 1 pump point at the single user industrial development (area covering 3m x 5m)
19 Nov 2020Approved
Additions & alterations
Proposed additions and alterations to existing single-user industrial development on lot 00726a mk 07 at 34, pioneer sector 2 (pioneer 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 near 34 Pioneer Sector 2?

Amenities nearby

Bef Pioneer Sector 1 · 125 mKeppel Shipyard Medical Centre · 542 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 34 Pioneer Sector 2

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Gul Circle, 1.7 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 24% of industrial buildings

no MRT/LRT within 1 km (nearest Gul Circle, 1.7 km); bus stops within 400 m: 8, about 711 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.

Bus

8 bus stops within 400 m, with 711 boardings and alightings on an average weekday.

Public car parks within 500 m

Pioneer Sector Area (URA)386 m
season S$90/month
Pioneer Sector 3 (URA)435 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Pioneer Sector 1 (URA)442 m
S$0.60 per half-hour at midday on a weekday · 104 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 34 Pioneer Sector 2's own car park, if it has one, and its charges are not in the open data.

Who's registered at 34 Pioneer Sector 2?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list 34 Pioneer Sector 2 as their registered address. These are registered businesses, not who occupies the space.

Transportation and storage
4
Wholesale and retail trade
3
Manufacturing
2
Construction
1
Professional, scientific and technical 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$10.20 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$10.20 psm/mo
Observed range: S$10.20 – S$10.20

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 Pioneer Sector 2

Where is 34 Pioneer Sector 2?⌄

34 Pioneer Sector 2 is at 34 Pioneer Sector 2, Singapore 628389, in the Pioneer planning area.

What is 34 Pioneer Sector 2 zoned as?⌄

34 Pioneer Sector 2 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 Pioneer Sector 2?⌄

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 Pioneer Sector 2?⌄

34 Pioneer Sector 2 is leasehold. About 37 years remain on the lease.

What have units at 34 Pioneer Sector 2 sold for?⌄

Across 1 recorded transaction, the median is S$29 psf. The latest was in August 2008.

What does industrial space near 34 Pioneer Sector 2 rent for?⌄

JTC's rental returns for Pioneer Sector 2 put the median at about S$0.95 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Pioneer Sector 2, not a rent quoted for 34 Pioneer Sector 2 itself.

How many businesses are registered at 34 Pioneer Sector 2?⌄

10 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.

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), 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.