IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

9 Fourth Lok Yang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2011

Quick Summary

9 Fourth Lok Yang Road is a industrial building in District 22 · Pioneer, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 7 years remaining. 2 transactions are on record since 1995, most recently in Feb 2011. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 9 Fourth Lok Yang Road.

Ask PropKaki

What are the key facts about 9 Fourth Lok Yang Road?

Key takeaway9 Fourth Lok Yang Road is a industrial building in District 22 · Pioneer, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 22 · Pioneer
Address: 9 Fourth Lok Yang Road
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: 2

About 9 Fourth Lok Yang Road

9 Fourth Lok Yang Road is an industrial property in Pioneer (District 22). It is located along Fourth Lok Yang Road, Singapore 629706.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 7 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$54 psf. The most recent was in February 2011.

The nearest port or airport land is about 3.2 km away. The closest business-park zone is about 2.3 km away. The nearest MRT is Joo Koon MRT Exit B, 981 m away (about a 15-minute walk). The closest bus stop (Bef Kian Teck Rd) is 195 m away (about a 3-minute walk).

3 businesses are currently registered at this address with ACRA.

What is 9 Fourth Lok Yang Road zoned as?

Key takeaway9 Fourth Lok Yang Road sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has 9 Fourth Lok Yang Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Feb 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2011	Single-user Factory	S$3.95M	44,703 sqft	$88
Dec 2004	Single-user Factory	S$950k	44,703 sqft	$21

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 9 Fourth Lok Yang Road

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 9 Fourth Lok Yang Road?

Key takeawayURA's planning decisions at 9 Fourth Lok Yang Road 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.

21 Dec 2018Approved
Additions & alterations
Proposed additions & alterations to existing single-user part single/ part 2-storey general industrial development on lot 00996p mk06 at 9 fourth lok yang road (pioneer planning area)
1 Nov 2011Approved
Additions & alterations
Proposed additions & alterations to existing part single/part 2 storey 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 9 Fourth Lok Yang Road?

Amenities nearby

Bef Kian Teck Rd · 195 mDrs Koo, Fok & Associates · 767 mJoo Koon MRT Exit B · 981 mEducational Institution · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 9 Fourth Lok Yang Road

Key takeawayThe nearest station is Joo Koon (EW29), 981 m away — a moderately busy station, with about 37,000 taps in and out on an average weekday. 7 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 53% of industrial buildings

nearest MRT/LRT Joo Koon (EW29) 981 m, about 37,000 taps a weekday; bus stops within 400 m: 13, about 1,623 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

Joo Koon (EW29)981 m · about 37,000 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 9 Fourth Lok Yang Road. Transfers between lines don't tap, so interchanges read low.

Bus

13 bus stops within 400 m, with 1,623 boardings and alightings on an average weekday.

Public car parks within 500 m

Fourth Lok Yang Rd (URA)80 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Fifth Lok Yang Rd (URA)152 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Third Lok Yang Rd (URA)274 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Lok Yang Way (URA)325 m
S$0.60 per half-hour at midday on a weekday · 119 car lots
Lok Yang Area (URA)377 m
season S$90/month

Public car parks only, by straight-line distance, with the operator's published rates. 9 Fourth Lok Yang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 9 Fourth Lok Yang Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 9 Fourth Lok Yang Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Construction
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 9 Fourth Lok Yang Road

Where is 9 Fourth Lok Yang Road?⌄

9 Fourth Lok Yang Road is at 9 Fourth Lok Yang Road, Singapore 629706, in the Pioneer planning area.

What is 9 Fourth Lok Yang Road zoned as?⌄

9 Fourth Lok Yang Road is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at 9 Fourth Lok Yang Road?⌄

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 9 Fourth Lok Yang Road?⌄

9 Fourth Lok Yang Road is leasehold. About 7 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 9 Fourth Lok Yang Road sold for?⌄

Across 2 recorded transactions, the median is S$54 psf. The latest was in February 2011.

What is the nearest MRT station to 9 Fourth Lok Yang Road?⌄

Joo Koon MRT Exit B is the closest, 981 m away (about a 15-minute walk).

How many businesses are registered at 9 Fourth Lok Yang Road?⌄

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

For agents · in the PropKaki app

The facts are here — now get the verdict on 9 Fourth Lok Yang Road.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about 9 Fourth Lok Yang Road — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

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.

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.