IndustrialBUSINESS 2999-year leaseholdDistrict 22 · Pioneer

90 Second Lok Yang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2024

Quick Summary

90 Second 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 1.4. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Sept 2024. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 90 Second Lok Yang Road.

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What are the key facts about 90 Second Lok Yang Road?

Key takeaway90 Second Lok Yang Road is a industrial building in District 22 · Pioneer, zoned BUSINESS 2, held 999-year leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.4
Tenure: 999-year leasehold
District / Area: District 22 · Pioneer
Address: 90 Second Lok Yang Road
Land area: —
Completed: 2018 (JTC industrial completions)
Storeys: Not on record
Developer: Kim Seng Huat Hardware Pte Ltd (JTC industrial completions)
Estate (JTC): Jurong Industrial Estate
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About 90 Second Lok Yang Road

90 Second Lok Yang Road is an industrial property in Pioneer (District 22). It is located along Second Lok Yang Road, Singapore 628166.

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 999-year leasehold, with about 935 years left to run.

2 transactions have been recorded here, at a median of S$76 psf. The most recent was in September 2024.

The nearest port or airport land is about 2.8 km away. The closest business-park zone is about 2.4 km away. The closest bus stop (Aft Third Lok Yang Rd) is 112 m away (about a 2-minute walk).

What is 90 Second Lok Yang Road zoned as?

Key takeaway90 Second Lok Yang Road 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 90 Second Lok Yang Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Sept 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2024	Warehouse	S$9.00M	69,999 sqft	$129
May 2010	Single-user Factory	S$1.71M	69,999 sqft	$24

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 90 Second 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 90 Second Lok Yang Road?

Key takeawayURA's planning decisions at 90 Second 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.

29 Jun 2026Approved
Additions & alterations
Proposed change of use of part existing 5-storey warehouse with an approved temporary ancillary workers' dormitory (at 4th and 5th storey) involving change of use of part 3rd, 4th and 5th storey into temporary ancillary workers' dormitory (addition of 124 workers) (increase from approved 50 to 174 workers) on lot 00846t mk 06 at no. 90 second lok yang road
30 May 2024Renewed
Change of use
Continued use of temporary ancillary workers' dormitory (for 50 workers) at existing 5-storey single-user warehouse development
29 Jan 2024Approved
Additions & alterations
Retention of 1 unit of 10,000 litres underground double walled diesel storage tank with 2 pump points in lot 00846t mk06 at no.90 second lok yang road, singapore 628166 (pioneer planning area)
3 Jul 2023Renewed
Change of use
Continued use of temporary ancillary workers' dormitory (for 50 workers) at existing 5-storey single-user warehouse development
30 Jun 2022Renewed
Change of use
Continued use of temporary ancillary workers' dormitory (for 50 workers) at existing 5-storey single-user warehouse development
7 Jul 2021Renewed
Change of use
Contined use of temporary ancillary workers' dormitory (for 50 workers) at existing 5-storey single-user warehouse development
24 Jul 2020Renewed
Change of use
Contined use of temporary ancillary workers' dormitory (for 50 workers) at existing 5-storey single-user warehouse development

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 90 Second Lok Yang Road?

Amenities nearby

Aft Third Lok Yang Rd · 112 mDrs Koo, Fok & Associates · 468 mEducational Institution · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 90 Second Lok Yang Road

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Joo Koon, 1.4 km away. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 36% of industrial buildings

no MRT/LRT within 1 km (nearest Joo Koon, 1.4 km); bus stops within 400 m: 13, about 2,182 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

13 bus stops within 400 m, with 2,182 boardings and alightings on an average weekday.

Public car parks within 500 m

Second Lok Yang Rd (URA)97 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Lok Yang Area (URA)153 m
season S$90/month
Third Lok Yang Rd (URA)158 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Lok Yang Way (URA)204 m
S$0.60 per half-hour at midday on a weekday · 119 car lots
First Lok Yang Rd (URA)268 m
S$0.60 per half-hour at midday on a weekday · 31 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 90 Second Lok Yang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 90 Second Lok Yang Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 90 Second Lok Yang Road as their registered address. These are registered businesses, not who occupies the space.

Construction
0
Professional, scientific and technical 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 90 Second Lok Yang Road

Where is 90 Second Lok Yang Road?⌄

90 Second Lok Yang Road is at 90 Second Lok Yang Road, Singapore 628166, in the Pioneer planning area.

What is 90 Second Lok Yang Road zoned as?⌄

90 Second Lok Yang Road 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 90 Second 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 90 Second Lok Yang Road?⌄

90 Second Lok Yang Road is 999-year leasehold. About 935 years remain on the lease.

What have units at 90 Second Lok Yang Road sold for?⌄

Across 2 recorded transactions, the median is S$76 psf. The latest was in September 2024.

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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.

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.

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 industrial completions, JTC estate boundaries, 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.