IndustrialBUSINESS 1FreeholdDistrict 14 · Geylang

Citipoint@Payalebar

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2026

Quick Summary

Citipoint@Payalebar is a industrial building in District 14 · Geylang, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 51 transactions are on record since 1995, at a median S$541 psf, most recently in Aug 2026. 3 units are currently listed for sale or rent. ACRA records 76 live company registrations at this address.

The facts are here — now get the verdict on Citipoint@Payalebar.

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What are the key facts about Citipoint@Payalebar?

Key takeawayCitipoint@Payalebar is a industrial building in District 14 · Geylang, zoned BUSINESS 1, held freehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Freehold
District / Area: District 14 · Geylang
Address: 152 Paya Lebar Road
Land area: 4,755 sqm
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Strata units (MCST): 32
Managing agent: EDMUND TIE & COMPANY PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 1985 (MCST 0894)
Units with a recorded sale: At least 26
Listed as: Light Industrial (B1)
Transactions on record: 51 (records start 1995)
Live listings: 3
ACRA registrations: 76

What are the specs at Citipoint@Payalebar?

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 Citipoint@Payalebar

Citipoint@Payalebar is an industrial building in Geylang (District 14). It is located along Paya Lebar Road, Singapore 409020.

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 4,755 sqm of land with roughly 11,888 sqm of gross floor area.

51 transactions have been recorded here, at a median of S$541 psf. The most recent was in August 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 7.0 km away. The closest business-park zone is about 1.3 km away. The nearest MRT is Macpherson MRT, 299 m away (about a 5-minute walk). The closest bus stop (Citipoint Ind Cplx) is 75 m away (about a 1-minute walk).

81 businesses are currently registered at this address with ACRA.

What is Citipoint@Payalebar zoned as?

Key takeawayCitipoint@Payalebar sits on land zoned BUSINESS 1 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 1
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has Citipoint@Payalebar sold for?

Key takeawayAcross 51 recorded transactions since 1995, the median price is about S$1.45M, most recently in Aug 2026.

Date	Use	Price	Area	PSF
Aug 2026	Multiple-user Factory	S$2.00M	2,088 sqft	$958
Nov 2025	Multiple-user Factory	S$6.20M	7,610 sqft	$815
Apr 2025	Multiple-user Factory	S$1.93M	2,088 sqft	$922
Jan 2025	Multiple-user Factory	S$1.40M	1,658 sqft	$845
Jul 2023	Multiple-user Factory	S$12.10M	7,729 sqft	$1,566
Jun 2022	Multiple-user Factory	S$1.82M	2,164 sqft	$841
Jun 2021	Multiple-user Factory	S$1.38M	1,658 sqft	$834
Apr 2021	Multiple-user Factory	S$1.48M	1,690 sqft	$876
Apr 2017	Multiple-user Factory	S$1.58M	2,088 sqft	$755
Oct 2016	Multiple-user Factory	S$8.45M	7,729 sqft	$1,093

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 Citipoint@Payalebar rent for?

Key takeawayJTC publishes leases at Citipoint@Payalebar itself: strata factory space leased at a median of $1.85 psf a month in 2026Q2, with the middle half of leases between $1.80 and $1.99. 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 · 2026Q2

25th pct

$1.80

$19.37 psm

Median

$1.85

$19.91 psm

75th pct

$1.99

$21.47 psm

S$ per sq ft per month

2019Q4 · $18.85 psm2026Q2 · $19.91 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 Paya Lebar Road

Street level · 2026Q3

25th pct

—

— psm

Median

$3.30

$35.52 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -1.4% on a year earlier

2023Q4 · $30.47 psm2026Q3 · $35.52 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 Citipoint@Payalebar

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 Citipoint@Payalebar

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent; 1 unit for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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, 0 new listings 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's been approved at Citipoint@Payalebar?

Key takeawayURA's planning decisions at Citipoint@Payalebar since 2000 are below. 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.

9 Jan 2014ApprovedFloor 1
Additions & alterations
Proposed additions & alterations to an approved showroom at unit #01-XX of the 6-storey multi-user light industrial factory

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 Paya Lebar Road price?

Key takeawayPaya Lebar Road's current JTC street rent is S$35.52 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 2.9% (2.6% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$1,338

Indicative street yield

2.9% gross

2.6% 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 Citipoint@Payalebar right now?

Key takeaway3 units are currently listed at Citipoint@Payalebar — 1 for sale and 2 for rent. One row per unit; several agents often market the same unit.

For sale (1)

Citipoint @ Paya Lebar2 agentsS$2.35M · 2,164 sqft

For rent (2)

Citipoint @ Paya Lebar2 agentsS$5k/mo · 2,000 sqft
Citipoint @ Paya Lebar2 agentsS$5k/mo · 1,690 sqft

Browse every listing at this building →

What is near Citipoint@Payalebar?

Key takeawayThe nearest MRT/LRT is Macpherson MRT, about 299 m away.

Getting around

Macpherson MRT299 m · ~5 min

Amenities nearby

Citipoint Ind Cplx · 75 mEducational Institution · 209 mMacpherson MRT Exit A · 248 mBlk 80 Circuit Road · 401 mLifecare Medical Centre · 411 mBusiness Park · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Citipoint@Payalebar

Key takeawayThe nearest station is MacPherson (CC10 / DT26), 247 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 15 public car parks are within 500 m.

Foot traffic: busier than 98% of industrial buildings

nearest MRT/LRT MacPherson (CC10/DT26) 247 m, about 39,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 12, about 17,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 42,000 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

MacPherson (CC10 / DT26)247 m · about 39,000 weekday taps
Tai Seng (CC11)703 m · about 45,000 weekday taps
Mattar (DT25)802 m · 9,848 weekday taps
Ubi (DT27)898 m · about 22,000 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 Citipoint@Payalebar. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Ubi Rd 1 (URA)198 m
S$0.60 per half-hour at midday on a weekday · 26 car lots
Blk 17 Circuit Road (HDB)251 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 96 Circuit Road (HDB)262 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 739 car lots
Blk 22/34/36 Circuit Road (HDB)326 m
S$0.60 per half-hour at midday on a weekday · 519 car lots
Blk 3004-3007,3014,3015 Ubi Road 1 (JTC)361 m

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.

Nearest URA season parking: Macpherson Road Area, 909 m away, S$90/month.

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

Who's registered at Citipoint@Payalebar?

Key takeaway76 live companies (and LLPs and branches; sole proprietors are not counted) list Citipoint@Payalebar as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
17
Information and communications
15
Construction
13
Professional, scientific and technical services
9
Manufacturing
7
Financial and insurance
6
Administrative and support services
4
Accommodation and food services
1
Transportation and storage
1
Other services
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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$21.84 psm/month — an all-time median from 2000 onwards, not a current rent.

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.

Frequently asked questions about Citipoint@Payalebar

Where is Citipoint@Payalebar?⌄

Citipoint@Payalebar is at 152 Paya Lebar Road, Singapore 409020, in the Geylang planning area.

What is Citipoint@Payalebar zoned as?⌄

Citipoint@Payalebar is zoned Business 1 under the URA Master Plan, with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

What kind of business can operate at Citipoint@Payalebar?⌄

Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of Citipoint@Payalebar?⌄

Citipoint@Payalebar is freehold.

What have units at Citipoint@Payalebar sold for?⌄

Across 51 recorded transactions, the median is S$541 psf. The latest was in August 2026.

What does industrial space near Citipoint@Payalebar rent for?⌄

JTC's rental returns for Paya Lebar Road put the median at about S$2.03 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Paya Lebar Road, not a rent quoted for Citipoint@Payalebar itself.

What is the nearest MRT station to Citipoint@Payalebar?⌄

Macpherson MRT is the closest, 299 m away (about a 5-minute walk).

How many businesses are registered at Citipoint@Payalebar?⌄

81 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.

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.

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".

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 BCA's MCST register, 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.