IndustrialBUSINESS 2LeaseholdDistrict 14 · Bedok

City Warehouse

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2026

Quick Summary

City Warehouse is a industrial building in District 14 · Bedok, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.0. It is leasehold with roughly 15 years remaining. 51 transactions are on record since 1995, at a median S$187 psf, most recently in Mar 2026. 2 units are currently listed for sale or rent. ACRA records 62 live company registrations at this address.

The facts are here — now get the verdict on City Warehouse.

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What are the key facts about City Warehouse?

Key takeawayCity Warehouse is a industrial building in District 14 · Bedok, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.0
Tenure: Leasehold
District / Area: District 14 · Bedok
Address: 5 Kaki Bukit Road 2
Land area: 9,920 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 53
Managing agent: PARKLAND PROPERTY SERVICES PTE LTD
Strata formed: 1985 (MCST 1043)
Estate (JTC): Kaki Bukit Industrial Estate
Units with a recorded sale: At least 33
Listed as: Factory / Workshop (B2)
Transactions on record: 51 (records start 1995)
Live listings: 2
ACRA registrations: 62

About City Warehouse

City Warehouse is an industrial building in Bedok (District 14). It is located along Kaki Bukit Road 2, Singapore 417839.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 15 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 9,920 sqm of land with roughly 19,839 sqm of gross floor area.

51 transactions have been recorded here, at a median of S$187 psf. The most recent was in March 2026.

Across JTC's rental returns for Kaki Bukit Road 2, the median rent for industrial space on this street works out to about S$1.56 psf per month over 105 observations. Observed medians on the street span S$0.54 to S$2.30 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 8.1 km away. The closest business-park zone is about 979 m away. The nearest MRT is Ubi MRT, 749 m away (about a 12-minute walk). The closest bus stop (Opp Comfort Driving Ctr) is 74 m away (about a 1-minute walk).

78 businesses are currently registered at this address with ACRA.

What is City Warehouse zoned as?

Key takeawayCity Warehouse sits on land zoned BUSINESS 2 with a gross plot ratio of 2.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.0

Run the full zoning report for this building →

What has City Warehouse sold for?

Key takeawayAcross 51 recorded transactions since 1995, the median price is about S$600k, most recently in Mar 2026.

Date	Use	Price	Area	PSF
Mar 2026	Warehouse	S$640k	3,154 sqft	$203
Apr 2025	Warehouse	S$1.30M	5,188 sqft	$251
Nov 2024	Warehouse	S$1.23M	5,565 sqft	$221
Nov 2024	Warehouse	S$450k	2,013 sqft	$224
Mar 2024	Warehouse	S$1.07M	4,133 sqft	$259
Dec 2023	Warehouse	S$2.62M	11,916 sqft	$220
Nov 2023	Warehouse	S$303k	1,604 sqft	$189
Nov 2023	Warehouse	S$600k	3,208 sqft	$187
Aug 2023	Warehouse	S$1.08M	5,813 sqft	$186
Mar 2023	Warehouse	S$690k	3,746 sqft	$184

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 City Warehouse rent for?

Key takeawayNo rent is published for City Warehouse itself. On its street, Kaki Bukit Road 2, strata factory space rented at a median of $2.12 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 Kaki Bukit Road 2

Street level · 2026Q3

25th pct

—

— psm

Median

$2.12

$22.77 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -0.1% on a year earlier

2023Q4 · $21.57 psm2026Q3 · $22.77 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 City Warehouse

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 City Warehouse

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

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 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.

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 City Warehouse?

Key takeawayURA has approved 1 change of use at City Warehouse since 2000, most recently in 2019, and refused 1. 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.

10 Nov 2021RefusedFloor 1
Change of use to ancillary workers' dormitory
Proposed change of use of #01-XX to ancillary workers' dormitory (3 workers)
2 Apr 2019ApprovedFloor 4
Change of use to food catering service
Proposed change of use of unit #04-XX to food catering service

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 Kaki Bukit Road 2 price?

Key takeawayKaki Bukit Road 2's current JTC street rent is S$22.77 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 11.0% (9.9% net of property tax).

Strata sales on the street (5y)

118

Street median PSF (strata)

$227

Indicative street yield

11.0% gross

9.9% 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 City Warehouse right now?

Key takeaway2 units are currently listed at City Warehouse — 1 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (1)

City Warehouse2 agentsS$3.00M · 12,000 sqft

For rent (1)

City Warehouse2 agentsS$5k/mo · 2,648 sqft

Browse every listing at this building →

What is near City Warehouse?

Key takeawayThe nearest MRT/LRT is Ubi MRT, about 749 m away.

Getting around

Ubi MRT749 m · ~12 min

Amenities nearby

Opp Comfort Driving Ctr · 74 mST Medical Services · 705 mUbi MRT Exit B · 760 mEducational Institution · 893 mBusiness Park · 979 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at City Warehouse

Key takeawayThe nearest station is Ubi (DT27), 749 m away — a moderately busy station, with about 22,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 68% of industrial buildings

nearest MRT/LRT Ubi (DT27) 749 m, about 22,000 taps a weekday; bus stops within 400 m: 8, about 7,932 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 20,000 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

Ubi (DT27)749 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 City Warehouse. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 7,932 boardings and alightings on an average weekday.

Public car parks within 500 m

Kaki Bukit Rd 2 (URA)198 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 38 car lots
Ubi Avenue 4 (JTC)272 m
Ubi Ave 4 (URA)350 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Kaki Bukit Rd 1 (URA)460 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 15 car lots
Ubi Rd 4 (URA)494 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

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

Who's registered at City Warehouse?

Key takeaway62 live companies (and LLPs and branches; sole proprietors are not counted) list City Warehouse as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
26
Construction
8
Manufacturing
5
Administrative and support services
5
Accommodation and food services
3
Financial and insurance
3
Transportation and storage
3
Professional, scientific and technical services
3
Information and communications
2
Education
2

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$16.77 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$16.77 psm/mo
Observed range: S$5.79 – S$24.76

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 City Warehouse

Where is City Warehouse?⌄

City Warehouse is at 5 Kaki Bukit Road 2, Singapore 417839, in the Bedok planning area.

What is City Warehouse zoned as?⌄

City Warehouse is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at City Warehouse?⌄

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 City Warehouse?⌄

City Warehouse is leasehold. About 15 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at City Warehouse sold for?⌄

Across 51 recorded transactions, the median is S$187 psf. The latest was in March 2026.

What does industrial space near City Warehouse rent for?⌄

JTC's rental returns for Kaki Bukit Road 2 put the median at about S$1.56 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Kaki Bukit Road 2, not a rent quoted for City Warehouse itself.

What is the nearest MRT station to City Warehouse?⌄

Ubi MRT is the closest, 749 m away (about a 12-minute walk).

How many businesses are registered at City Warehouse?⌄

78 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.

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".

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, 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.

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.