IndustrialBUSINESS 2LeaseholdDistrict 27 · Sembawang

Ascent @ Gambas

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2026

Quick Summary

Ascent @ Gambas is a industrial building in District 27 · Sembawang, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 23 years remaining. 153 transactions are on record since 1995, at a median S$393 psf, most recently in Oct 2026. 46 units are currently listed for sale or rent. ACRA records 218 live company registrations at this address.

The facts are here — now get the verdict on Ascent @ Gambas.

Ask PropKaki

What are the key facts about Ascent @ Gambas?

Key takeawayAscent @ Gambas is a industrial building in District 27 · Sembawang, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 27 · Sembawang
Address: 6 Gambas Way
Land area: 11,959 sqm
Completed: 2023 (JTC industrial completions)
Storeys: 8 (© OpenStreetMap contributors)
Developer: Sb (Gambas) Investment Pte Ltd (JTC industrial completions)
Strata units (MCST): 156
Managing agent: EDMUND TIE & COMPANY PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 2024 (MCST 4879)
Estate (JTC): Sembawang Industrial Estate
Units with a recorded sale: At least 128
Listed as: Factory / Workshop (B2), Factory
Transactions on record: 153 (records start 1995)
Live listings: 46
ACRA registrations: 218

What are the specs at Ascent @ Gambas?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Ascent @ Gambas

Ascent @ Gambas is an industrial building in Sembawang (District 27). It is located along Gambas Way, Singapore 756939.

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 23 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 11,959 sqm of land with roughly 29,884 sqm of gross floor area.

149 transactions have been recorded here, at a median of S$393 psf. The most recent was in April 2026.

Across JTC's rental returns for Gambas Way, the median rent for industrial space on this street works out to about S$2.31 psf per month over 7 observations. Observed medians on the street span S$2.27 to S$2.47 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 2.4 km away. The nearest MRT is Sembawang MRT, 936 m away (about a 15-minute walk). The closest bus stop (Aft Sembawang Ave) is 305 m away (about a 5-minute walk).

264 businesses are currently registered at this address with ACRA.

What is Ascent @ Gambas zoned as?

Key takeawayAscent @ Gambas 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 Ascent @ Gambas sold for?

Key takeawayAcross 153 recorded transactions since 1995, the median price is about S$854k, most recently in Oct 2026.

Date	Use	Price	Area	PSF
Oct 2026	Multiple-user Factory	S$970k	3,380 sqft	$287
Oct 2026	Multiple-user Factory	S$970k	3,380 sqft	$287
Sept 2026	Multiple-user Factory	S$980k	3,983 sqft	$246
Aug 2026	Multiple-user Factory	S$686k	1,744 sqft	$393
Apr 2026	Multiple-user Factory	S$980k	2,013 sqft	$487
Dec 2025	Multiple-user Factory	S$1.36M	3,380 sqft	$402
Dec 2025	Multiple-user Factory	S$660k	1,744 sqft	$378
Oct 2025	Multiple-user Factory	S$1.35M	3,380 sqft	$399
Oct 2025	Multiple-user Factory	S$730k	1,744 sqft	$419
Oct 2025	Multiple-user Factory	S$1.16M	3,380 sqft	$343

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 Ascent @ Gambas rent for?

Key takeawayJTC publishes leases at Ascent @ Gambas itself: strata factory space leased at a median of $2.41 psf a month in 2026Q3, with the middle half of leases between $2.33 and $2.59. That is the building's figure across its leases, and never a quote for a particular unit.

Strata factory space in this building

This building · 2026Q3

25th pct

$2.33

$25.04 psm

Median

$2.41

$25.93 psm

75th pct

$2.59

$27.89 psm

S$ per sq ft per month · median +6.2% on a year earlier

2024Q2 · $24.62 psm2026Q3 · $25.93 psm median

JTC's percentiles of the gross rent declared to IRAS for strata factory units leased in THIS building in the stated quarter (J-SPACE). It is the building's figure across its leases, not any one unit's rent; a unit's floor, size and fit-out move it. '*' quarters (too few leases) are absent, not zero.

Source: JTC J-SPACE, rentals of strata-titled multiple-user factories.

Strata factory space on Gambas Way

Street level · 2026Q3

25th pct

—

— psm

Median

$2.41

$25.93 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +6.2% on a year earlier

2024Q2 · $24.62 psm2026Q3 · $25.93 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 Ascent @ Gambas

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 Ascent @ Gambas

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 10 units for rent; 36 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 4 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 2 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's been approved at Ascent @ Gambas?

Key takeawayURA has approved 1 change of use at Ascent @ Gambas since 2000, most recently in 2025. 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.

13 Apr 2026ApprovedFloor 1
Additions & alterations
Proposed addition & alteration to factory units #01-XX and #01-XX on lot 06316x at mk 13 at 6 gambas way ascent @ gambas
10 Jan 2025ApprovedFloor 1
Change of use to general industry
Proposed change of use of unit #01-XX to general industry
20 Sept 2024RenewedFloor 1
Continued use as industrial canteen
Continued use of the 1st storey unit #01-XX as industrial canteen
13 Feb 2024ApprovedFloor 1
Additions & alterations
Proposed addition & alteration to factory units #01-XX, #01-XX on lot 06316x at mk 13 at 6 gambas way ascent @ gambas

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).

How does Gambas Way price?

Key takeawayGambas Way's current JTC street rent is S$25.93 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 7.3% (6.5% net of property tax).

Strata sales on the street (5y)

105

Street median PSF (strata)

$389

Indicative street yield

7.3% gross

6.5% net of property tax

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Street figures cover strata deals only — land and strata PSF are not comparable.

What is available at Ascent @ Gambas right now?

Key takeaway46 units are currently listed at Ascent @ Gambas — 36 for sale and 10 for rent. One row per unit; several agents often market the same unit.

For sale (36)

Ascent @ GambasS$730k · 1,744 sqft
Ascent @ GambasS$1.09M · 3,509 sqft
Ascent @ Gambas2 agentsS$728k · 1,744 sqft
Ascent @ Gambas2 agentsS$1.60M · 3,552 sqft

For rent (10)

Ascent @ GambasS$5k/mo · 2,744 sqft
Ascent @ Gambas2 agentsS$5k/mo · 2,744 sqft
Ascent @ GambasS$7k/mo · 2,669 sqft
Ascent @ Gambas9 agentsS$4k/mo · 1,733 sqft

Browse every listing at this building →

What is near Ascent @ Gambas?

Key takeawayThe nearest MRT/LRT is Sembawang MRT, about 937 m away.

Getting around

Sembawang MRT937 m · ~15 min

Amenities nearby

Aft Sembawang Ave · 305 mEducational Institution · 440 mGlobal Care Medical · 463 mSembawang MRT Exit B · 904 mBukit Canberra Hawker Centre · 917 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Ascent @ Gambas

Key takeawayThe nearest station is Sembawang (NS11), 905 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 9 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 67% of industrial buildings

nearest MRT/LRT Sembawang (NS11) 905 m, about 85,000 taps a weekday; bus stops within 400 m: 1, about 471 taps a weekday; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 44,000 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

Sembawang (NS11)905 m · about 85,000 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 Ascent @ Gambas. Transfers between lines don't tap, so interchanges read low.

Bus

1 bus stop within 400 m, with 471 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 371 Sembawang Avenue 1 (HDB)313 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 355 car lots
Sembong Rd (URA)337 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Blk 373A Sembawang Avenue (HDB)357 m
no short-term parking · 15 car lots
Jln Legundi (URA)393 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Jln Derum (URA)398 m
S$0.60 per half-hour at midday on a weekday · 2 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

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

Who's registered at Ascent @ Gambas?

Key takeaway218 live companies (and LLPs and branches; sole proprietors are not counted) list Ascent @ Gambas as their registered address. These are registered businesses, not who occupies the space.

Construction
81
Manufacturing
47
Wholesale and retail trade
32
Professional, scientific and technical services
22
Accommodation and food services
13
Transportation and storage
5
Real estate
4
Other services
4
Financial and insurance
3
Administrative and support services
3

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$24.84 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$24.84 psm/mo
Observed range: S$24.42 – S$26.54

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 Ascent @ Gambas

Where is Ascent @ Gambas?⌄

Ascent @ Gambas is at 6 Gambas Way, Singapore 756939, in the Sembawang planning area.

What is Ascent @ Gambas zoned as?⌄

Ascent @ Gambas 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 Ascent @ Gambas?⌄

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 Ascent @ Gambas?⌄

Ascent @ Gambas is leasehold. About 23 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Ascent @ Gambas sold for?⌄

Across 149 recorded transactions, the median is S$393 psf. The latest was in April 2026.

What does industrial space near Ascent @ Gambas rent for?⌄

JTC's rental returns for Gambas Way put the median at about S$2.31 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Gambas Way, not a rent quoted for Ascent @ Gambas itself.

What is the nearest MRT station to Ascent @ Gambas?⌄

Sembawang MRT is the closest, 936 m away (about a 15-minute walk).

How many businesses are registered at Ascent @ Gambas?⌄

264 businesses are 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

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.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, BCA's MCST register, JTC estate boundaries, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru, OpenStreetMap (© OpenStreetMap contributors) — 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.