PropKaki
IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

38 Lok Yang Way

Reviewed by Nathan TangUpdated 10 August 2026Data through Nov 2017
Quick Summary

38 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. 2 transactions are on record since 1995, most recently in Nov 2017. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 38 Lok Yang Way.Ask PropKaki
1

What are the key facts about 38 Lok Yang Way?

Key takeaway38 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
38 Lok Yang Way
Land area
—
Transactions on record
2 (records start 1995)
Live listings
None
ACRA registrations
1
2

About 38 Lok Yang Way

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.

3

What is 38 Lok Yang Way zoned as?

Key takeaway38 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 →

4

What has 38 Lok Yang Way sold for?

Key takeaway2 transactions are on record since 1995, most recently in Nov 2017 — too few to support a median, so the deals themselves are listed instead.
DateUsePriceAreaPSF
Nov 2017Single-user FactoryS$4.20M22,513 sqft$187
Feb 2003Single-user FactoryS$550k22,513 sqft$24

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.

5

What is near 38 Lok Yang Way?

Key takeawayThe nearest MRT/LRT is Joo Koon MRT, about 825 m away.

Getting around

Amenities nearby

Leroy-Somer · 55 mDrs Koo, Fok & Associates Pte Ltd · 782 mJoo Koon MRT Exit A · 802 mEducational Institution · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

6

How many companies are registered at 38 Lok Yang Way?

Key takeawayACRA records 1 live company registration at this address.
Live registrations
1
Registered last 3 years
0

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.

7

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.

8

Frequently asked questions about 38 Lok Yang Way

Where is 38 Lok Yang Way?⌄

38 Lok Yang Way is at 38 Lok Yang Way, Singapore 628642, in the Pioneer planning area.

What is 38 Lok Yang Way zoned as?⌄

38 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 38 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 38 Lok Yang Way?⌄

38 Lok Yang Way is leasehold.

What have units at 38 Lok Yang Way sold for?⌄

Across 2 recorded transactions, the median is S$106 psf. The latest was in November 2017.

What does industrial space near 38 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 38 Lok Yang Way itself.

What is the nearest MRT station to 38 Lok Yang Way?⌄

Joo Koon MRT is the closest, 825 m away (about a 13-minute walk).

How many businesses are registered at 38 Lok Yang Way?⌄

1 business is currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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