Az @ Paya Lebar

Asset class

Industrial

Land-use zone

BUSINESS 1

Gross plot ratio

2.5

Tenure

Freehold

District / Area

District 14 · Geylang

Address

140 Paya Lebar Road

Land area

8,764 sqm

Completed

2014 (JTC industrial completions)

Storeys

10 (per CommercialGuru)

Developer

Ascendas (Ubi) Pte Ltd (JTC industrial completions)

Strata units (MCST)

201

Strata formed

2014 (MCST 4136)

Units with a recorded sale

At least 188

Listed as

Light Industrial (B1)

Transactions on record

269 (records start 1995)

Live listings

13

ACRA registrations

959

Floor loading

16 kN/m²

other 16; other 12.5; other 7.5; other 5; other 4; other 2; other 15; other 3; other 10

Source: the developer's sales brochure

Power supply

40A or 60A 3-phase (varies by unit)

Source: the developer's sales brochure

Cargo / goods lifts

2

Source: the developer's sales brochure

Passenger lifts

6

Source: the developer's sales brochure

Facilities

sky terrace / roof garden, canteen / food outlets

Source: the developer's sales brochure

• Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Factory / production units with a plan

181 · 980 sq ft – 4,209 sq ft (recorded sales)

Units with a plan

4 · 1,141 sq ft – 1,216 sq ft (recorded sales)

Source: developer's sales brochure.

Az @ Paya Lebar is an industrial building in Geylang (District 14). It is located along Paya Lebar Road, Singapore 409015.

Under the URA Master Plan the site is zoned Business 1 with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

The site is freehold. It sits on about 8,764 sqm of land with roughly 21,911 sqm of gross floor area.

268 transactions have been recorded here, at a median of S$1,142 psf. The most recent was in July 2026.

Across JTC's rental returns for Paya Lebar Road, the median rent for industrial space on this street works out to about S$2.03 psf per month over 106 observations. Observed medians on the street span S$0.82 to S$3.35 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 6.8 km away. The closest business-park zone is about 1.4 km away. The nearest MRT is Macpherson MRT, 140 m away (about a 2-minute walk). The closest bus stop (Blk 3019) is 129 m away (about a 2-minute walk).

1,050 businesses are currently registered at this address with ACRA.

Land-use zone

BUSINESS 1

Gross plot ratio

2.5

Run the full zoning report for this building →

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

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.

1. 30 May 2025RenewedFloor 3
   Continued use as core media activities

   Continued use of unit #03-XX as core media activities (audio production and recording)

2. 7 May 2025ApprovedFloor 6
   Change of use to student care centre

   Proposed change of use of unit #06-XX to student care centre

3. 1 Nov 2023RefusedFloor 10
   Change of use to association office

   Change of use of the factory unit #10-XX to association office

4. 16 Aug 2023ApprovedFloor 3
   Change of use to core media activities

   Proposed change of use of unit #03-XX to core media activities (audio production and recording)

5. 1 Aug 2023RenewedFloor 5
   Continued use as e-business

   Continued use of the 5th storey unit #05-XX as e-business

6. 18 Jul 2023RenewedFloor 8
   Continued use as e-business

   Continued use of factory unit #08-XX as e-business (software design & development)

7. 7 Jul 2021RenewedFloor 3
   Continued use as industrial canteen

   Continued use of units #03-XX and #03-XX as industrial canteen at az @ paya lebar

8. 10 May 2021RenewedFloor 6
   Continued use as e-business use

   Continued use of the 6th storey production unit #06-XX as e-business use (software development and infrastructure management) (az@paya lebar)

9. 28 Sept 2020RenewedFloor 6
   Continued use as industrial training

   Continued use of factory use at #06-XX and #06-XX as industrial training

10. 25 Sept 2020ApprovedFloor 9
    Change of use to picking & packing operations for deliveries

    Change of use of the 9th storey factory unit #09-XX to picking & packing operations for deliveries at 140 paya lebar road (az @paya lebar)

11. 20 Jul 2020ApprovedFloor 5
    Change of use to e-business

    Change of use of the 5th storey unit #05-XX to e-business

12. 22 May 2020RenewedFloor 8
    Continued use as e-business

    Continued use of factory unit #08-XX as e-business (software design & development) at az @ paya lebar

17 earlier change-of-use and A&A decisions are on record since 2000.

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).

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.

Browse every listing at this building →

Straight-line distances. Source: PropKaki amenities data.

• Wholesale and retail trade
  261
• Professional, scientific and technical services
  216
• Information and communications
  106
• Financial and insurance
  94
• Construction
  56
• Accommodation and food services
  51
• Administrative and support services
  45
• Manufacturing
  39
• Transportation and storage
  26
• Education
  15

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.

Street rent, median

S$21.84 psm/mo

Observed range

S$8.80 – S$36.10

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.