IndustrialBUSINESS 2LeaseholdDistrict 27 · Sembawang

39 Senoko Way

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2024

Quick Summary

39 Senoko Way is a industrial building in District 27 · Sembawang, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 1.4. It is leasehold with roughly 55 years remaining. 2 transactions are on record since 1995, most recently in Dec 2024. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on 39 Senoko Way.

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What are the key facts about 39 Senoko Way?

Key takeaway39 Senoko Way is a industrial building in District 27 · Sembawang, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.4
Tenure: Leasehold
District / Area: District 27 · Sembawang
Address: 39 Senoko Way
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Senoko Industrial Estate
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 9

About 39 Senoko Way

39 Senoko Way is an industrial property in Sembawang (District 27). It is located along Senoko Way, Singapore 758052.

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 55 years left to run.

2 transactions have been recorded here, at a median of S$245 psf. The most recent was in December 2024.

Across JTC's rental returns for Senoko Way, the median rent for industrial space on this street works out to about S$1.21 psf per month over 19 observations. Observed medians on the street span S$0.13 to S$1.89 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 1.8 km away. The closest bus stop (Aft Senoko Way) is 439 m away (about a 7-minute walk).

9 businesses are currently registered at this address with ACRA.

What is 39 Senoko Way zoned as?

Key takeaway39 Senoko Way 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 39 Senoko Way sold for?

Key takeaway2 transactions are on record since 1995, most recently in Dec 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2024	Single-user Factory	S$15.79M	69,031 sqft	$229
Mar 2014	Single-user Factory	S$18.00M	69,031 sqft	$261

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 39 Senoko Way rent for?

Key takeawayNo rent is published for 39 Senoko Way itself. On its street, Senoko Way, strata factory space rented at a median of $1.90 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Senoko Way

Street level · 2026Q3

25th pct

—

— psm

Median

$1.90

$20.45 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q1 · $15.07 psm2026Q3 · $20.45 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 39 Senoko 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's been approved at 39 Senoko Way?

Key takeawayURA has approved 1 change of use at 39 Senoko Way since 2000, most recently in 2009. 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.

21 Dec 2023Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 3rd storey and 4th storey as ancillary workers' dormitory (for 145 workers) at the single-user industrial development
27 Dec 2021Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 3rd storey and 4th storey as ancillary workers' dormitory (for 145 workers) at the single-user industrial development
17 Jun 2020Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 3rd storey and 4th storey as ancillary workers' dormitory (for 145 workers) at the single-user industrial development
21 Jul 2016Approved
Additions & alterations
3rd extension of written permission for erection of single storey factory extension to the existing 4-storey detached factory on lot 5596a (plot a1767701) mk 13 at 39 senoko way
1 Sept 2015Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 3rd storey and 4th storey as ancillary workers' dormitory (145 workers) at the single-user industrial development
4 Jun 2013Approved
Additions & alterations
Erection of single storey factory extension to the existing 4-storey detached factory on lot 5596a(plot a1767701) mk 13 at 39 senoko way
7 Apr 2011Approved
Additions & alterations
Erection of single storey factory extension to the existing 4-storey detached factory on lot 5596a (plot a1767701) mk 13 at 39 senoko way (sembawang planning area)
26 Nov 2009Approved
Additions & alterations
Amendment to approved erection of single storey factory extension to the existing 4-storey detached factory on lot 5596a(plot a1767701) mk 13 at 39 senoko way
25 May 2009Approved
Change of use: production area → ancillary workers dormitory as an extension to the exstg ancillary workers'dormi
Proposed change of use of part of the 3rd sty of the 4-stysingle-user factory, from production area to ancillary workers dormitory as an extension to the exstg ancillary workers'dormitory on the 4th sty
18 Mar 2009Approved
Additions & alterations
Proposed erection of single storey factory extension to the existing 4-storey detached factory
10 Jun 2002Approved
Additions & alterations
Proposed amendment to approved additions & alterations to existing 4-storey single user factory building
22 Jun 2001Approved
Additions & alterations
Proposed additions and alterations to an existing 4-storey detached factory involving conversion of the existing garden to workers dormitory

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 39 Senoko Way?

Amenities nearby

Aft Senoko Way · 439 mEducational Institution · 980 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 39 Senoko Way

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Sembawang, 2.5 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 27% of industrial buildings

no MRT/LRT within 1 km (nearest Sembawang, 2.5 km); no bus stop within 400 m; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 3,534 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

No bus stop within 400 m.

Public car parks within 500 m

Senoko Way (URA)251 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Senoko Ave (URA)366 m
S$0.60 per half-hour at midday on a weekday · 24 car lots
Senoko Industrial Area (URA)492 m
season S$90/month

Public car parks only, by straight-line distance, with the operator's published rates. 39 Senoko Way's own car park, if it has one, and its charges are not in the open data.

Who's registered at 39 Senoko Way?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list 39 Senoko Way as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
2
Wholesale and retail trade
2
Administrative and support services
2
Water supply, sewerage and waste management
2
Construction
1
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$13.04 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$13.04 psm/mo
Observed range: S$1.44 – S$20.36

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 39 Senoko Way

Where is 39 Senoko Way?⌄

39 Senoko Way is at 39 Senoko Way, Singapore 758052, in the Sembawang planning area.

What is 39 Senoko Way zoned as?⌄

39 Senoko Way 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 39 Senoko 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 39 Senoko Way?⌄

39 Senoko Way is leasehold. About 55 years remain on the lease.

What have units at 39 Senoko Way sold for?⌄

Across 2 recorded transactions, the median is S$245 psf. The latest was in December 2024.

What does industrial space near 39 Senoko Way rent for?⌄

JTC's rental returns for Senoko Way put the median at about S$1.21 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Senoko Way, not a rent quoted for 39 Senoko Way itself.

How many businesses are registered at 39 Senoko Way?⌄

9 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.

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.