IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

8 Gul Link

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2015

Quick Summary

8 Gul Link 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 2015. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 8 Gul Link.

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What are the key facts about 8 Gul Link?

Key takeaway8 Gul Link 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: 8 Gul Link
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: 0

About 8 Gul Link

8 Gul Link is an industrial property in Pioneer (District 22). It is located along Gul Link, Singapore 629378.

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$197 psf. The most recent was in October 2015.

The nearest port or airport land is about 5.5 km away. The closest business-park zone is about 4.8 km away. The nearest MRT is Gul Circle MRT, 552 m away (about a 9-minute walk). The closest bus stop (Aft Gul Lane) is 257 m away (about a 4-minute walk).

What is 8 Gul Link zoned as?

Key takeaway8 Gul Link 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 8 Gul Link sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2015 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2015	Single-user Factory	S$3.93M	14,345 sqft	$274
Oct 1999	Single-user Factory	S$1.72M	14,345 sqft	$120

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 Gul Link

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 8 Gul Link?

Key takeawayURA's planning decisions at 8 Gul Link since 2000 are below. 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.

19 Apr 2024Approved
Additions & alterations
Proposed amendment including rear extension at 1st storey and new front metal roof to approved addition and alteration to existing standard t6 terrace factory on lot 01660k & 01659x at 6 & 8 gul link (pioneer planning area)
17 May 2023Approved
Additions & alterations
Proposed addition and alteration to existing standard t6 terrace factory on lot 01660k & 01659x at 6 & 8 gul link (pioneer planning area)
8 Jun 2001Approved
Additions & alterations
Proposed additions & alterations of a locker area (on existing toilet roof) & a 2-storey inventory room (on existing production area) to existing jtc standard t6 terrace factory

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 Gul Link?

Key takeawayThe nearest MRT/LRT is Gul Circle MRT, about 552 m away.

Getting around

Gul Circle MRT552 m · ~9 min

Amenities nearby

Aft Gul Lane · 257 mGul Circle MRT Exit A · 510 mAcumed Medical Group (Tuas) · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8 Gul Link

Key takeawayThe nearest station is Gul Circle (EW30), 510 m away — a quiet station, with 9,801 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 42% of industrial buildings

nearest MRT/LRT Gul Circle (EW30) 510 m, about 9,801 taps a weekday; bus stops within 400 m: 4, about 350 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.

Stations within 1 km

Gul Circle (EW30)510 m · 9,801 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 Gul Link. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 350 boardings and alightings on an average weekday.

Public car parks within 500 m

Gul Lane (URA)200 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Gul Circle (URA)282 m
S$0.60 per half-hour at midday on a weekday · 35 car lots
Gul St 5 (URA)289 m
S$0.60 per half-hour at midday on a weekday · 8 car lots

Nearest URA season parking: Gul Area, 563 m away, S$90/month.

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

Who's registered at 8 Gul Link?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 8 Gul Link as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
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.

Frequently asked questions about 8 Gul Link

Where is 8 Gul Link?⌄

8 Gul Link is at 8 Gul Link, Singapore 629378, in the Pioneer planning area.

What is 8 Gul Link zoned as?⌄

8 Gul Link 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 8 Gul Link?⌄

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 8 Gul Link?⌄

8 Gul Link 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 8 Gul Link sold for?⌄

Across 2 recorded transactions, the median is S$197 psf. The latest was in October 2015.

What is the nearest MRT station to 8 Gul Link?⌄

Gul Circle MRT is the closest, 552 m away (about a 9-minute walk).

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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 estate boundaries, URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.