IndustrialBUSINESS 2999-year leaseholdDistrict 22 · Pioneer

9a Joo Koon Crescent

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2005

Quick Summary

9a Joo Koon Crescent 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. 1 transaction is on record since 1995, most recently in Apr 2005. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 9a Joo Koon Crescent.

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What are the key facts about 9a Joo Koon Crescent?

Key takeaway9a Joo Koon Crescent 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: 9a Joo Koon Crescent
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: 3

About 9a Joo Koon Crescent

9A Joo Koon Crescent is an industrial property in Pioneer (District 22). It is located along Joo Koon Crescent, Singapore 629023.

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 942 years left to run.

1 transaction has been recorded here, at a median of S$49 psf. The most recent was in April 2005.

Across JTC's rental returns for Joo Koon Crescent, the median rent for industrial space on this street works out to about S$1.60 psf per month over 5 observations. Observed medians on the street span S$1.05 to S$1.70 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 4.8 km away. The closest business-park zone is about 2.8 km away. The nearest MRT is Joo Koon MRT, 652 m away (about a 10-minute walk). The closest bus stop (Pasir Laba Camp) is 176 m away (about a 3-minute walk).

4 businesses are currently registered at this address with ACRA.

What is 9a Joo Koon Crescent zoned as?

Key takeaway9a Joo Koon Crescent 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 9a Joo Koon Crescent sold for?

Key takeaway1 transaction is on record since 1995, most recently in Apr 2005 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2005	Single-user Factory	S$1.30M	26,498 sqft	$49

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 9a Joo Koon Crescent

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 9a Joo Koon Crescent?

Key takeawayURA has approved 1 change of use at 9a Joo Koon Crescent since 2000, most recently in 2011. 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.

15 Apr 2024Approved
Additions & alterations
Proposed increase in occupant load from 25 to 37 workers at the existing secondary workers' dormitory in 4th storey and addition of isolation room with en-suite toilet in 3rd storey of the existing single/4-storey factory building on lot 02465t mk07 at 9a joo koon crescent (pioneer planning area)
12 Dec 2022Renewed
Continued use as secondary workers' dormitory
Continued use of part of the 4th storey as secondary workers' dormitory (for 25 workers) with change of use of part of 4th storey factory to secondary workers' dormitory at the existing single/4-storey factory building
20 Apr 2018Renewed
Continued use as secondary workers' dormitory
Continued use of part of the 4th storey as secondary workers' dormitory (for 25 workers) at the existing single/4-storey factory building
31 Oct 2014Renewed
Continued use as secondary workers' dormitory
Continued use of part of the 4th storey as secondary workers' dormitory (for 25 workers) at the existing single/4-storey factory building
28 Jul 2011Approved
Change of use: factory → secondary workers' dormitory
Change of use of part of the 4th storey of an existing single/4-storey factory building from factory to secondary workers' dormitory (30 workers)

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 9a Joo Koon Crescent?

Key takeawayThe nearest MRT/LRT is Joo Koon MRT, about 652 m away.

Getting around

Joo Koon MRT652 m · ~10 min

Amenities nearby

Pasir Laba Camp · 176 mJoo Koon MRT Exit B · 672 mAcumed Medical Group (Joo Koon) · 721 mEducational Institution · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 9a Joo Koon Crescent

Key takeawayThe nearest station is Joo Koon (EW29), 652 m away — a moderately busy station, with about 37,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 62% of industrial buildings

nearest MRT/LRT Joo Koon (EW29) 652 m, about 37,000 taps a weekday; bus stops within 400 m: 4, about 1,189 taps a weekday; Pioneer: 36,801 resident workers (Census 2020, by workplace); about 8 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)652 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 9a Joo Koon Crescent. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 1,189 boardings and alightings on an average weekday.

Public car parks within 500 m

Joo Koon Crescent (URA)75 m
S$0.60 per half-hour at midday on a weekday · 22 car lots

Nearest URA season parking: Joo Koon Area, 633 m away, S$90/month.

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

Who's registered at 9a Joo Koon Crescent?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 9a Joo Koon Crescent as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
3
Construction
0
Professional, scientific and technical services
0
Administrative and support 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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$17.22 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$17.22 psm/mo
Observed range: S$11.30 – S$18.35

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 9a Joo Koon Crescent

Where is 9A Joo Koon Crescent?⌄

9A Joo Koon Crescent is at 9A Joo Koon Crescent, Singapore 629023, in the Pioneer planning area.

What is 9A Joo Koon Crescent zoned as?⌄

9A Joo Koon Crescent 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 9A Joo Koon Crescent?⌄

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 9A Joo Koon Crescent?⌄

9A Joo Koon Crescent is 999-year leasehold. About 942 years remain on the lease.

What have units at 9A Joo Koon Crescent sold for?⌄

Across 1 recorded transaction, the median is S$49 psf. The latest was in April 2005.

What does industrial space near 9A Joo Koon Crescent rent for?⌄

JTC's rental returns for Joo Koon Crescent put the median at about S$1.60 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Joo Koon Crescent, not a rent quoted for 9A Joo Koon Crescent itself.

What is the nearest MRT station to 9A Joo Koon Crescent?⌄

Joo Koon MRT is the closest, 652 m away (about a 10-minute walk).

How many businesses are registered at 9A Joo Koon Crescent?⌄

4 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.

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 planning decisions, 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.