IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

5 Pioneer Sector Lane

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2019

Quick Summary

5 Pioneer Sector Lane 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. 2 transactions are on record since 1995, most recently in Oct 2019. ACRA records 7 live company registrations at this address.

The facts are here — now get the verdict on 5 Pioneer Sector Lane.

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What are the key facts about 5 Pioneer Sector Lane?

Key takeaway5 Pioneer Sector Lane 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: 5 Pioneer Sector Lane
Land area: —
Completed: 2023 (JTC industrial completions)
Storeys: Not on record
Developer: Okh Holdings Pte Ltd (JTC industrial completions)
Estate (JTC): Jurong Industrial Estate
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 7

About 5 Pioneer Sector Lane

5 Pioneer Sector Lane is an industrial property in Pioneer (District 22). It is located along Pioneer Sector Lane, Singapore 628323.

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 0 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$63 psf. The most recent was in October 2019.

The nearest port or airport land is about 5.0 km away. The closest bus stop (Bef Nam Leong Co Pte Ltd) is 46 m away (about a 1-minute walk).

8 businesses are currently registered at this address with ACRA.

What is 5 Pioneer Sector Lane zoned as?

Key takeaway5 Pioneer Sector Lane 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 5 Pioneer Sector Lane sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2019 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2019	Single-user Factory	S$4.00M	98,451 sqft	$41
Jun 2012	Single-user Factory	S$8.38M	98,451 sqft	$85

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 5 Pioneer Sector Lane

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 5 Pioneer Sector Lane?

Key takeawayURA has approved 1 change of use at 5 Pioneer Sector Lane since 2000, most recently in 2024. 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.

16 Sept 2026Renewed
Change of use
Continued use of temporary ancillary workers' dormitory (for 240 workers) and minimart at existing 4-storey single-user general industrial factory
19 Jun 2024Approved
Additions & alterations
Proposed 5600 litres diesel storage tank, 1 dispensing pump and other flammables in lot01704l mk07 at 5 pioneer sector lane, singapore 628323 (pioneer planning area)
15 Jan 2024Approved
Change of use
Proposed intensification from 181 to 240 workers within approved temporary ancillary worker's dormitory on lot 01704l mk07 at 5 pioneer sector lane

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 5 Pioneer Sector Lane?

Amenities nearby

Bef Nam Leong Co Pte Ltd · 46 mKeppel Shipyard Medical Centre (Benoi) · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 5 Pioneer Sector Lane

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Gul Circle, 2.5 km away. 2 public car parks are within 500 m.

Foot traffic: busier than 28% of industrial buildings

no MRT/LRT within 1 km (nearest Gul Circle, 2.5 km); bus stops within 400 m: 4, about 1,060 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

4 bus stops within 400 m, with 1,060 boardings and alightings on an average weekday.

Public car parks within 500 m

Pioneer Sector Walk (URA)172 m
S$0.60 per half-hour at midday on a weekday · 25 car lots
Pioneer Sector 2 (URA)253 m
S$0.60 per half-hour at midday on a weekday · 63 car lots

Nearest URA season parking: Pioneer Sector Area, 802 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 5 Pioneer Sector Lane's own car park, if it has one, and its charges are not in the open data.

Who's registered at 5 Pioneer Sector Lane?

Key takeaway7 live companies (and LLPs and branches; sole proprietors are not counted) list 5 Pioneer Sector Lane as their registered address. These are registered businesses, not who occupies the space.

Construction
2
Professional, scientific and technical services
2
Manufacturing
1
Financial and insurance
1
Real estate
1
Transportation and storage
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.

Frequently asked questions about 5 Pioneer Sector Lane

Where is 5 Pioneer Sector Lane?⌄

5 Pioneer Sector Lane is at 5 Pioneer Sector Lane, Singapore 628323, in the Pioneer planning area.

What is 5 Pioneer Sector Lane zoned as?⌄

5 Pioneer Sector Lane 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 5 Pioneer Sector Lane?⌄

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 5 Pioneer Sector Lane?⌄

5 Pioneer Sector Lane is leasehold. About 0 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 5 Pioneer Sector Lane sold for?⌄

Across 2 recorded transactions, the median is S$63 psf. The latest was in October 2019.

How many businesses are registered at 5 Pioneer Sector Lane?⌄

8 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

Completion year: the first quarter JTC records a TOP (Temporary Occupation Permit) at this address. JTC lists major industrial projects (7,000 sqm and up) from 2013; where an older building stood on the site, this is the current building's year.

Developer: as named on JTC's completion record, often the project company rather than the listed group.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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 industrial completions, 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.