38 Lok Yang Way

Asset class

Industrial

Land-use zone

BUSINESS 2

Gross plot ratio

2.5

Tenure

Leasehold

District / Area

District 22 · Pioneer

Address

38 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

38 Lok Yang Way is an industrial property in Pioneer (District 22). It is located along Lok Yang Way, Singapore 628642.

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.

2 transactions have been recorded here, at a median of S$106 psf. The most recent was in November 2017.

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 3.4 km away. The closest business-park zone is about 2.5 km away. The nearest MRT is Joo Koon MRT, 825 m away (about a 13-minute walk). The closest bus stop (Leroy-Somer) is 54 m away (about a 1-minute walk).

1 business is currently registered at this address with ACRA.

Land-use zone

BUSINESS 2

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. 30 May 2024Approved
   Additions & alterations

   Proposed alterations to 1st storey of existing single-user factory to convert to temporary ancillary workers dormitory (for 12 workers) on lot mk06- 01063t at 38 lok yang way (pioneer planning area)

2. 27 Aug 2021Approved
   Additions & alterations

   Proposed addition and alteration to existing single user general industrial factory on lot 01063t mk 06 at 38 lok yang way

3. 3 Apr 2018Approved
   Additions & alterations

   Proposed additions and alterations works to the existing terrace factory involving removal of rc ledge and aluminium awning on lot 01063t mk06 at 38 lok yang way (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).

Straight-line distances. Source: PropKaki amenities data.

• Manufacturing
  1
• Transportation and storage
  0
• Construction
  0
• 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.

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.