IndustrialBUSINESS PARKLeaseholdDistrict 5 · Queenstown

8,8a Biomedical Grove

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2011

Quick Summary

8,8a Biomedical Grove is a industrial building in District 5 · Queenstown, on land zoned BUSINESS PARK under the URA Master Plan with a gross plot ratio of 4.6. It is leasehold with roughly 9 years remaining. 1 transaction is on record since 1995, most recently in Mar 2011. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on 8,8a Biomedical Grove.

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What are the key facts about 8,8a Biomedical Grove?

Key takeaway8,8a Biomedical Grove is a industrial building in District 5 · Queenstown, zoned BUSINESS PARK, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS PARK
Gross plot ratio: 4.6
Tenure: Leasehold
District / Area: District 5 · Queenstown
Address: 8,8a Biomedical Grove
Land area: —
Completed: Not on record
Storeys: 7 (© OpenStreetMap contributors)
Owner: CapitaLand Ascendas REIT (SGX filings)
Net lettable area: 305,103 sq ft (the owner's SGX filings)
Land lease expires: 2065 (the owner's annual report (as filed on SGX))
Estate (JTC): One-North
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 6

Who owns 8,8a Biomedical Grove, and what is it valued at?

Key takeaway8,8a Biomedical Grove is owned by CapitaLand Ascendas REIT, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Neuros & Immunos

Valued at S$163 million as at 31 Dec 2025, by Knight Frank.

per CapitaLand Ascendas REIT's SGX filing, 5 Feb 2026

Earlier: S$160 million (31 Dec 2024) · S$149 million (31 Dec 2023) · S$146 million (31 Dec 2022)

Neuros & Immunos: CapitaLand Ascendas REIT's annual report (2025)

Land lease expires: 31 Jan 2065

per CapitaLand Ascendas REIT's annual report (SGX), 1 Apr 2026, page 107

Whole-building deals

Announced 31 Mar 2011
HSBC Institutional Trust Services (Singapore) Limited, as trustee of A-REIT bought Neuros & Immunos for S$125.6 million (purchase price) from Ascendas (Tuas) Pte Ltd.
At the time: NLA 305,103 sq ft
Announcement on SGX

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

About 8,8a Biomedical Grove

8,8A Biomedical Grove is an industrial property in Queenstown (District 05). It is located along Biomedical Grove, Singapore 138665.

Under the URA Master Plan the site is zoned Business Park with a gross plot ratio of 4.6. Business Park zoning is for high-technology, R&D and knowledge-based activities rather than general industry.

The site is leasehold, with about 9 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

1 transaction has been recorded here, at a median of S$1,449 psf. The most recent was in March 2011.

The nearest port or airport land is about 2.7 km away. The closest business-park zone is about 0 m away. The nearest MRT is Buona Vista MRT, 560 m away (about a 9-minute walk). The closest bus stop (Opp Weyhill Cl) is 263 m away (about a 4-minute walk).

10 businesses are currently registered at this address with ACRA.

What is 8,8a Biomedical Grove zoned as?

Key takeaway8,8a Biomedical Grove sits on land zoned BUSINESS PARK with a gross plot ratio of 4.6.

Land-use zone: BUSINESS PARK
Gross plot ratio: 4.6
Urban design area: One North Ud Area

Run the full zoning report for this building →

What has 8,8a Biomedical Grove sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2011	Business Park	S$125.60M	86,661 sqft	$1,449

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 8,8a Biomedical Grove

Key takeawayBrokers' business park figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Business Park - City Fringe: Rent S$6.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Business Park (City Fringe): Rent S$6.33 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Business Park occupancy (island-wide) 77.2% (+0.2 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 8,8a Biomedical Grove?

Key takeawayURA has approved 7 changes of use at 8,8a Biomedical Grove since 2000, most recently in 2023. 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 Feb 2024Approved
Additions & alterations
Addition/alteration to the existing 7-storey business park development flat roof involving the addition of pipe support on lot 04299a mk o3 at 8 biomedical grove(neuros)
24 Apr 2023ApprovedFloor 1
Change of use to restaurant
Proposed change of use of units #01-XX & #01-XX to restaurant at immunos
24 Feb 2023ApprovedFloor 1
Change of use to restaurant
Proposed change of use of shop unit #01-XX to restaurant at neuros
13 Jan 2020ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre on lot 04299a mk03 at 8 biomedical grove - neuros (queenstown planning area)
14 Aug 2018Agency worksFloor 1
Change of use to restaurant
Lodgment for proposed use of unit #01-XX as restaurant at 8 biomedical grove - neuros
16 Oct 2014ApprovedFloor 1
Change of use: shop → fitness centre
Proposed change of use of units #01-XX, #01-XX and #01-XX from shop to fitness centre at 8a biomedical grove - immunos
17 Jun 2014Agency worksFloor 1
Change of use to restaurant
Lodgment for proposed use of unit #01-XX as restaurant at 8 biomedical grove - neuros
22 Mar 2011Approved
Additions & alterations
Proposed additions & alterations to existing 7-storey business park development involving new 6th storey mezzanine floor
3 May 2010Approved
Additions & alterations
Proposed additions/alterations and change of use from existing chem waste room to diesel tank room for a 7-storey business park development
19 Nov 2008Approved
Additions & alterations
Proposed additions & alterations involving interior fit out works to existing 7-storey business park development
3 Oct 2007ApprovedFloor 1
Change of use: shop → restaurant
Proposed change of use of units #01-XX, #01-XX & #01-XX from shop to restaurant (food & beverage outlets)

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 8,8a Biomedical Grove?

Key takeawayThe nearest MRT/LRT is Buona Vista MRT, about 560 m away.

Getting around

Buona Vista MRT560 m · ~9 min

Amenities nearby

Business Park · 0 mIntegrated Medicine Clinic · 8 mOpp Weyhill Cl · 263 mEducational Institution · 348 mBuona Vista MRT Exit D · 515 mTanglin Halt Market · 541 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8,8a Biomedical Grove

Key takeawayThe nearest station is Buona Vista (EW21 / CC22), 515 m away — a busy station, with about 64,000 taps in and out on an average weekday. 3 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 86% of industrial buildings

nearest MRT/LRT Buona Vista (EW21/CC22) 515 m, about 64,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 3, about 1,551 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 29,000 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.

Stations within 1 km

Buona Vista (EW21 / CC22)515 m · about 64,000 weekday taps
Commonwealth (EW20)534 m · about 29,000 weekday taps
one-north (CC23)620 m · about 35,000 weekday taps
Holland Village (CC21)985 m · about 22,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 8,8a Biomedical Grove. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 1,551 boardings and alightings on an average weekday.

Public car parks within 500 m

Tanglin Halt Close (URA)321 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 36 car lots
Blk 54 Commonwealth Drive (HDB)408 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 343 car lots
Blk 7B Commonwealth Avenue (HDB)491 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 342 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. 8,8a Biomedical Grove's own car park, if it has one, and its charges are not in the open data.

Who's registered at 8,8a Biomedical Grove?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list 8,8a Biomedical Grove as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
3
Health and social services
2
Manufacturing
1

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 8,8a Biomedical Grove

Where is 8,8A Biomedical Grove?⌄

8,8A Biomedical Grove is at 8,8A Biomedical Grove, Singapore 138665, in the Queenstown planning area.

What is 8,8A Biomedical Grove zoned as?⌄

8,8A Biomedical Grove is zoned Business Park under the URA Master Plan, with a gross plot ratio of 4.6. Business Park zoning is for high-technology, R&D and knowledge-based activities rather than general industry.

What is the tenure of 8,8A Biomedical Grove?⌄

8,8A Biomedical Grove is leasehold. About 9 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 8,8A Biomedical Grove sold for?⌄

Across 1 recorded transaction, the median is S$1,449 psf. The latest was in March 2011.

What is the nearest MRT station to 8,8A Biomedical Grove?⌄

Buona Vista MRT is the closest, 560 m away (about a 9-minute walk).

How many businesses are registered at 8,8A Biomedical Grove?⌄

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.

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.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

Net lettable area: as the owner's acquisition announcement on SGX printed it, at the time of the deal.

Land lease expiry: the year the owner's SGX filing prints for the land lease (state land; JTC for industrial).

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, the owner's SGX filings, the owner's annual report (as filed on SGX), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.