IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

93 Second Lok Yang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2015

Quick Summary

93 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 2.5. It is leasehold with roughly 10 years remaining. 1 transaction is on record since 1995, most recently in Feb 2015. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 93 Second Lok Yang Road.

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What are the key facts about 93 Second Lok Yang Road?

Key takeaway93 Second 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: 93 Second Lok Yang Road
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Jurong Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About 93 Second Lok Yang Road

93 Second Lok Yang Road is an industrial property in Pioneer (District 22). It is located along Second Lok Yang Road, Singapore 628168.

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 10 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$208 psf. The most recent was in February 2015.

The nearest port or airport land is about 2.8 km away. The closest business-park zone is about 2.3 km away. The closest bus stop (Aft Second Lok Yang Rd) is 167 m away (about a 3-minute walk).

3 businesses are currently registered at this address with ACRA.

What is 93 Second Lok Yang Road zoned as?

Key takeaway93 Second 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 93 Second Lok Yang Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Feb 2015 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2015	Single-user Factory	S$3.85M	18,484 sqft	$208

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 93 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 93 Second Lok Yang Road?

Key takeawayURA has approved 1 change of use at 93 Second Lok Yang Road since 2000, most recently in 2024. 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 Jan 2024Approved
Change of use: part → ancillary workers' dormitory
Proposed change of use from part of existing ancillary office to ancillary workers' dormitory (6 pax) for single user terraced factory on lot 00836x mk 06 at 93 second lok yang road (pioneer planning area)
15 Jan 2016Approved
Additions & alterations
Proposed additions & alterations to existing single user terraced factory with ancillary mezzanine office on lot 00836x mk 06 at 93 second lok yang road (pioneer planning area)

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 93 Second Lok Yang Road?

Amenities nearby

Aft Second Lok Yang Rd · 167 mDrs Koo, Fok & Associates · 321 mEducational Institution · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 93 Second Lok Yang Road

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Pioneer, 1.3 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 39% of industrial buildings

no MRT/LRT within 1 km (nearest Pioneer, 1.3 km); bus stops within 400 m: 11, about 2,063 taps a weekday; Pioneer: 36,801 resident workers (Census 2020, by workplace); about 682 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

11 bus stops within 400 m, with 2,063 boardings and alightings on an average weekday.

Public car parks within 500 m

Second Lok Yang Rd (URA)51 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
First Lok Yang Rd (URA)177 m
S$0.60 per half-hour at midday on a weekday · 31 car lots
Third Lok Yang Rd (URA)248 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Lok Yang Area (URA)301 m
season S$90/month
Lok Yang Way (URA)350 m
S$0.60 per half-hour at midday on a weekday · 119 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 93 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 93 Second Lok Yang Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 93 Second Lok Yang Road as their registered address. These are registered businesses, not who occupies the space.

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 93 Second Lok Yang Road

Where is 93 Second Lok Yang Road?⌄

93 Second Lok Yang Road is at 93 Second Lok Yang Road, Singapore 628168, in the Pioneer planning area.

What is 93 Second Lok Yang Road zoned as?⌄

93 Second 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 93 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 93 Second Lok Yang Road?⌄

93 Second Lok Yang Road is leasehold. About 10 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 93 Second Lok Yang Road sold for?⌄

Across 1 recorded transaction, the median is S$208 psf. The latest was in February 2015.

How many businesses are registered at 93 Second Lok Yang Road?⌄

3 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.

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 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.