IndustrialBUSINESS 1LeaseholdDistrict 27 · Sembawang

8b @ Admiralty

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2026

Quick Summary

8b @ Admiralty is a industrial building in District 27 · Sembawang, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 34 years remaining. 254 transactions are on record since 1995, at a median S$342 psf, most recently in Oct 2026. 27 units are currently listed for sale or rent. ACRA records 168 live company registrations at this address.

The facts are here — now get the verdict on 8b @ Admiralty.

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What are the key facts about 8b @ Admiralty?

Key takeaway8b @ Admiralty is a industrial building in District 27 · Sembawang, zoned BUSINESS 1, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 27 · Sembawang
Address: 8b Admiralty Street
Land area: 12,311 sqm
Completed: 2013 (JTC industrial completions)
Storeys: 8 (per CommercialGuru)
Developer: Ascendas (Admiralty) Pte Ltd (JTC industrial completions)
Strata units (MCST): 165
Managing agent: EDMUND TIE & COMPANY PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 2014 (MCST 4081)
Units with a recorded sale: At least 154
Listed as: Light Industrial (B1), Factory / Workshop (B2), Warehouse
Transactions on record: 254 (records start 1995)
Live listings: 27
ACRA registrations: 168

What are the specs at 8b @ Admiralty?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park, canteen / food outlets; Source: CommercialGuru

About 8b @ Admiralty

8B @ Admiralty is an industrial building in Sembawang (District 27). It is located along Admiralty Street, Singapore 757440.

Under the URA Master Plan the site is zoned Business 1 with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

The site is leasehold, with about 34 years left to run. It sits on about 12,311 sqm of land with roughly 30,779 sqm of gross floor area.

253 transactions have been recorded here, at a median of S$341 psf. The most recent was in June 2026.

Across JTC's rental returns for Admiralty Street, the median rent for industrial space on this street works out to about S$1.43 psf per month over 90 observations. Observed medians on the street span S$0.70 to S$2.86 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 1.3 km away. The closest bus stop (North Link Bldg) is 200 m away (about a 3-minute walk).

212 businesses are currently registered at this address with ACRA.

What is 8b @ Admiralty zoned as?

Key takeaway8b @ Admiralty sits on land zoned BUSINESS 1 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 1
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has 8b @ Admiralty sold for?

Key takeawayAcross 254 recorded transactions since 1995, the median price is about S$617k, most recently in Oct 2026.

Date	Use	Price	Area	PSF
Oct 2026	Multiple-user Factory	S$760k	1,636 sqft	$465
Jun 2026	Multiple-user Factory	S$968k	2,217 sqft	$437
Apr 2026	Multiple-user Factory	S$765k	1,636 sqft	$468
Mar 2026	Multiple-user Factory	S$1.69M	3,326 sqft	$508
Feb 2026	Multiple-user Factory	S$750k	1,851 sqft	$405
Nov 2025	Multiple-user Factory	S$1.70M	3,498 sqft	$486
Nov 2025	Multiple-user Factory	S$950k	2,217 sqft	$428
Oct 2025	Multiple-user Factory	S$710k	1,755 sqft	$405
Sept 2025	Multiple-user Factory	S$715k	1,722 sqft	$415
Aug 2025	Multiple-user Factory	S$740k	1,851 sqft	$400

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 8b @ Admiralty rent for?

Key takeawayJTC publishes leases at 8b @ Admiralty itself: strata factory space leased at a median of $2.06 psf a month in 2026Q3, with the middle half of leases between $2.04 and $2.14. That is the building's figure across its leases, and never a quote for a particular unit.

Strata factory space in this building

This building · 2026Q3

25th pct

$2.04

$21.93 psm

Median

$2.06

$22.21 psm

75th pct

$2.14

$23.07 psm

S$ per sq ft per month · median -4.5% on a year earlier

2023Q4 · $20.30 psm2026Q3 · $22.21 psm median

JTC's percentiles of the gross rent declared to IRAS for strata factory units leased in THIS building in the stated quarter (J-SPACE). It is the building's figure across its leases, not any one unit's rent; a unit's floor, size and fit-out move it. '*' quarters (too few leases) are absent, not zero.

Source: JTC J-SPACE, rentals of strata-titled multiple-user factories.

Strata factory space on Admiralty Street

Street level · 2026Q3

25th pct

—

— psm

Median

$2.05

$22.05 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -0.1% on a year earlier

2023Q4 · $19.52 psm2026Q3 · $22.05 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 8b @ Admiralty

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.

How fast units move at 8b @ Admiralty

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 11 units for rent; 16 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 7 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 3 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 8b @ Admiralty?

Key takeawayURA has approved 23 changes of use at 8b @ Admiralty since 2000, most recently in 2026. 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.

6 May 2026RenewedFloor 2
Continued use as food factory
Continued use of factory unit #02-XX as food factory
29 Apr 2026RenewedFloor 3
Continued use as warehouse
Continued use of factory unit #03-XX as warehouse (coldstore)
6 Jan 2026ApprovedFloor 4
Change of use to warehouse
Proposed change of use of factory unit #04-XX to warehouse
6 Jan 2026ApprovedFloor 4
Change of use to warehouse
Proposed change of use of factory unit #04-XX to warehouse
6 Jan 2026ApprovedFloor 4
Change of use to warehouse
Proposed change of use of factory unit #04-XX to warehouse
13 May 2025RenewedFloor 8
Continued use as import and export of ornamental fish
Continued use of factory units #08-XX & #08-XX as import and export of ornamental fish
28 Mar 2025ApprovedFloor 2
Change of use to general industry
Proposed change of use of factory unit #02-XX to general industry
31 Jul 2024RenewedFloor 1
Continued use as temporary mini-mart
Continued use of part of 1st storey unit #01-XX as temporary mini-mart
29 Jul 2024ApprovedFloor 1
Change of use to industrial canteen
Proposed change of use of factory unit #01-XX to industrial canteen
6 Jun 2024ApprovedFloor 8
Change of use to warehouse
Proposed change of use of factory unit #08-XX to warehouse (coldstore)
29 May 2024RenewedFloor 4
Continued use as warehouse
Continued use of light industrial unit #04-XX as warehouse (coldstore)
14 May 2024ApprovedFloor 8
Change of use to warehouse
Proposed change of use of factory unit #08-XX to warehouse (coldstore)

26 earlier change-of-use and A&A decisions are on record since 2000.

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).

How does Admiralty Street price?

Key takeawayAdmiralty Street's current JTC street rent is S$22.05 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 8.8% (7.9% net of property tax).

Strata sales on the street (5y)

223

Street median PSF (strata)

$278

Indicative street yield

8.8% gross

7.9% net of property tax

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Street figures cover strata deals only — land and strata PSF are not comparable.

What is available at 8b @ Admiralty right now?

Key takeaway27 units are currently listed at 8b @ Admiralty — 16 for sale and 11 for rent. One row per unit; several agents often market the same unit.

For sale (16)

8B @ Admiralty2 agentsS$808k · 1,636 sqft
8B @ Admiralty2 agentsS$788k · 1,636 sqft
8B @ Admiralty2 agentsS$2.20M · 4,434 sqft
8B @ Admiralty3 agentsS$3.00M · 5,553 sqft

For rent (11)

8B @ Admiralty2 agentsS$3k/mo · 538 sqft
8B @ AdmiraltyS$4k/mo · 1,636 sqft
8B @ Admiralty3 agentsS$10k/mo · 1,755 sqft
8B @ AdmiraltyS$4k/mo · 1,755 sqft

Browse every listing at this building →

What is near 8b @ Admiralty?

Amenities nearby

Educational Institution · 80 mNorth Link Bldg · 201 mJane & Lee Sembawang Family Clinic · 689 mPort / Airport · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8b @ Admiralty

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Sembawang, 1.6 km away. One public car park is within 500 m.

Foot traffic: busier than 58% of industrial buildings

no MRT/LRT within 1 km (nearest Sembawang, 1.6 km); bus stops within 400 m: 8, about 6,832 taps a weekday; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 20,000 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.

Bus

8 bus stops within 400 m, with 6,832 boardings and alightings on an average weekday.

Public car parks within 500 m

Sembawang Drive Hvp (URA)152 m

Nearest URA season parking: Senoko Industrial Area, 527 m away, S$90/month.

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

Who's registered at 8b @ Admiralty?

Key takeaway168 live companies (and LLPs and branches; sole proprietors are not counted) list 8b @ Admiralty as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
45
Construction
39
Manufacturing
27
Accommodation and food services
17
Administrative and support services
13
Professional, scientific and technical services
10
Transportation and storage
7
Financial and insurance
3
Other services
3
Real estate
2

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$15.34 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$15.34 psm/mo
Observed range: S$7.51 – S$30.74

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 8b @ Admiralty

Where is 8B @ Admiralty?⌄

8B @ Admiralty is at 8B Admiralty Street, Singapore 757440, in the Sembawang planning area.

What is 8B @ Admiralty zoned as?⌄

8B @ Admiralty is zoned Business 1 under the URA Master Plan, with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

What kind of business can operate at 8B @ Admiralty?⌄

Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of 8B @ Admiralty?⌄

8B @ Admiralty is leasehold. About 34 years remain on the lease.

What have units at 8B @ Admiralty sold for?⌄

Across 253 recorded transactions, the median is S$341 psf. The latest was in June 2026.

What does industrial space near 8B @ Admiralty rent for?⌄

JTC's rental returns for Admiralty Street put the median at about S$1.43 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Admiralty Street, not a rent quoted for 8B @ Admiralty itself.

How many businesses are registered at 8B @ Admiralty?⌄

212 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.

Storeys: CommercialGuru's floor count, not checked against an official record.

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

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 industrial completions, CommercialGuru, BCA's MCST register, 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.