IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

95 Pioneer Road

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2014

Quick Summary

95 Pioneer Road is a industrial building in District 22 · Tuas, 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 May 2014. 1 unit is currently listed for rent. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 95 Pioneer Road.

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What are the key facts about 95 Pioneer Road?

Key takeaway95 Pioneer Road is a industrial building in District 22 · Tuas, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.4
Tenure: Leasehold
District / Area: District 22 · Tuas
Address: 95 Pioneer Road
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Tuas Industrial Estate
Listed as: Factory / Workshop (B2)
Transactions on record: 2 (records start 1995)
Live listings: 1
ACRA registrations: 1

About 95 Pioneer Road

95 Pioneer Road is an industrial property in Tuas (District 22). It is located along Pioneer Road, Singapore 639578.

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$112 psf. The most recent was in May 2014.

Across JTC's rental returns for Pioneer Road, the median rent for industrial space on this street works out to about S$1.21 psf per month over 16 observations. Observed medians on the street span S$1.00 to S$1.60 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

1 industrial project is still uncompleted on this street, adding about 10,010 sqm of gross floor area, the earliest due around 2027.

The nearest port or airport land is about 6.5 km away. The nearest MRT is Tuas Crescent MRT, 117 m away (about a 2-minute walk). The closest bus stop (Tuas Cres Stn Exit A) is 114 m away (about a 2-minute walk).

1 business is currently registered at this address with ACRA.

What is 95 Pioneer Road zoned as?

Key takeaway95 Pioneer 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 95 Pioneer Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in May 2014 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2014	Single-user Factory	S$12.65M	67,462 sqft	$188
Jul 2009	Single-user Factory	S$2.50M	68,961 sqft	$36

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 95 Pioneer Road rent for?

Key takeawayNo rent is published for 95 Pioneer Road itself. On its street, Pioneer Road, strata factory space rented at a median of $1.45 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Pioneer Road

Street level · 2026Q3

25th pct

—

— psm

Median

$1.45

$15.61 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2023Q1 · $17.27 psm2026Q3 · $15.61 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 95 Pioneer 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.

How fast units move at 95 Pioneer Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 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 is available at 95 Pioneer Road right now?

Key takeaway1 unit is currently listed at 95 Pioneer Road. One row per unit; several agents often market the same unit.

For rent (1)

B2 factory overhead crane with Open yard at Tuas | Pioneer |S$25k/mo · 16,894 sqft

Browse every listing at this building →

What is near 95 Pioneer Road?

Key takeawayThe nearest MRT/LRT is Tuas Crescent MRT, about 117 m away.

Getting around

Tuas Crescent MRT117 m · ~2 min

Amenities nearby

Tuas Crescent MRT Exit A · 111 mTuas Cres Stn Exit A · 114 mAcumed Medical Group · 460 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 95 Pioneer Road

Key takeawayThe nearest station is Tuas Crescent (EW31), 111 m away — a quiet station, with about 11,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 58% of industrial buildings

nearest MRT/LRT Tuas Crescent (EW31) 111 m, about 11,000 taps a weekday; bus stops within 400 m: 10, about 4,295 taps a weekday; Tuas: 42,328 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

Tuas Crescent (EW31)111 m · about 11,000 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 95 Pioneer Road. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with 4,295 boardings and alightings on an average weekday.

Public car parks within 500 m

Tuas Ave 11 (URA)218 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

Nearest URA season parking: Tuas Area, 918 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 95 Pioneer Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 95 Pioneer Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 95 Pioneer Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Manufacturing
0
Information and communications
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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$13.01 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$13.01 psm/mo
Observed range: S$10.76 – S$17.27
Pipeline on this street: 1 project · earliest TOP 2027

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 95 Pioneer Road

Where is 95 Pioneer Road?⌄

95 Pioneer Road is at 95 Pioneer Road, Singapore 639578, in the Tuas planning area.

What is 95 Pioneer Road zoned as?⌄

95 Pioneer 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 95 Pioneer 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 95 Pioneer Road?⌄

95 Pioneer Road 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 95 Pioneer Road sold for?⌄

Across 2 recorded transactions, the median is S$112 psf. The latest was in May 2014.

What does industrial space near 95 Pioneer Road rent for?⌄

JTC's rental returns for Pioneer Road put the median at about S$1.21 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Pioneer Road, not a rent quoted for 95 Pioneer Road itself.

What is the nearest MRT station to 95 Pioneer Road?⌄

Tuas Crescent MRT is the closest, 117 m away (about a 2-minute walk).

How many businesses are registered at 95 Pioneer Road?⌄

1 business is currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

For agents · in the PropKaki app

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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.

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 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.

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.