IndustrialBUSINESS 2FreeholdDistrict 5 · Clementi

Food Concept @ Pandan

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2026

Quick Summary

Food Concept @ Pandan is a industrial building in District 5 · Clementi, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 23 transactions are on record since 1995, at a median S$1,707 psf, most recently in Jul 2026. 9 units are currently listed for sale or rent. ACRA records 37 live company registrations at this address.

The facts are here — now get the verdict on Food Concept @ Pandan.

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What are the key facts about Food Concept @ Pandan?

Key takeawayFood Concept @ Pandan is a industrial building in District 5 · Clementi, zoned BUSINESS 2, held freehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Freehold
District / Area: District 5 · Clementi
Address: 239 Pandan Loop
Land area: 2,815 sqm
Completed: 2020 (JTC industrial completions)
Storeys: 10 (per CommercialGuru)
Developer: JVA Pandan Pte Ltd (JTC industrial completions)
Strata units (MCST): 38
Managing agent: ACE DECISION FACILITIES MANAGEMENT PTE LTD
Strata formed: 2021 (MCST 4772)
Estate (JTC): Jurong Industrial Estate
Units with a recorded sale: At least 18
Listed as: Factory / Workshop (B2)
Transactions on record: 23 (records start 1995)
Live listings: 9
ACRA registrations: 37

What are the specs at Food Concept @ Pandan?

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 Food Concept @ Pandan

Food Concept @ Pandan is an industrial building in Clementi (District 05). It is located along Pandan Loop, Singapore 128425.

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 freehold. It sits on about 2,815 sqm of land with roughly 7,038 sqm of gross floor area.

22 transactions have been recorded here, at a median of S$1,707 psf. The most recent was in January 2025.

Across JTC's rental returns for Pandan Loop, the median rent for industrial space on this street works out to about S$1.51 psf per month over 106 observations. Observed medians on the street span S$0.90 to S$2.22 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 2.5 km away. The closest business-park zone is about 1.1 km away. The closest bus stop (Blk T Pandan Light Ind Pk) is 104 m away (about a 2-minute walk).

37 businesses are currently registered at this address with ACRA.

What is Food Concept @ Pandan zoned as?

Key takeawayFood Concept @ Pandan 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 Food Concept @ Pandan sold for?

Key takeawayAcross 23 recorded transactions since 1995, the median price is about S$3.50M, most recently in Jul 2026.

Date	Use	Price	Area	PSF
Jul 2026	Multiple-user Factory	S$3.10M	2,121 sqft	$1,462
Jan 2025	Multiple-user Factory	S$2.80M	1,905 sqft	$1,470
Nov 2022	Multiple-user Factory	S$4.25M	2,024 sqft	$2,100
Aug 2022	Multiple-user Factory	S$3.51M	2,002 sqft	$1,751
Jan 2022	Multiple-user Factory	S$3.62M	2,077 sqft	$1,742
Oct 2021	Multiple-user Factory	S$3.39M	2,121 sqft	$1,598
May 2021	Multiple-user Factory	S$3.38M	1,981 sqft	$1,707
Aug 2020	Multiple-user Factory	S$3.50M	2,164 sqft	$1,618
Jul 2020	Multiple-user Factory	S$3.04M	2,110 sqft	$1,441
Jul 2020	Multiple-user Factory	S$2.50M	2,121 sqft	$1,178

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 Food Concept @ Pandan rent for?

Key takeawayJTC publishes leases at Food Concept @ Pandan itself: strata factory space leased at a median of $2.88 psf a month in 2025Q4, with the middle half of leases between $2.68 and $3.51. 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 · 2025Q4

25th pct

$2.68

$28.89 psm

Median

$2.88

$30.98 psm

75th pct

$3.51

$37.81 psm

S$ per sq ft per month

2025Q1 · $33.29 psm2025Q4 · $30.98 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 Pandan Loop

Street level · 2026Q3

25th pct

—

— psm

Median

$2.14

$23.01 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +0% on a year earlier

2023Q4 · $23.87 psm2026Q3 · $23.01 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 Food Concept @ Pandan

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 Food Concept @ Pandan

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 6 units for rent; 3 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 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, 1 new listing 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 Food Concept @ Pandan?

Key takeawayURA has approved 4 changes of use at Food Concept @ Pandan 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.

20 Aug 2025ApprovedFloor 4
Change of use to cloud kitchen
Proposed change of use of unit #04-XX to cloud kitchen
27 Nov 2024ApprovedFloor 7
Change of use to cloud kitchen
Proposed change of use of unit #07-XX to cloud kitchen
28 Feb 2022Approved
Additions & alterations
Proposed additions & alterations to existing 10-storey multi-user food manufacturing general industrial building (total: 38 factory units) with rooftop carpark on lot 06589l mk 05 at 239 pandan loop (clementi planning area)
2 Mar 2015Renewed
Continued use as ancillary workers' dormitory
Continued use of part of the 1st storey from production area to ancillary workers' dormitory (86 workers) at the existing single storey single-user factory at 239 pandan loop (clementi planning area)
21 Feb 2012Renewed
Continued use as ancillary workers' dormitory to the existing single storey single-user factory
Continued use of part of the 1st storey from production area to ancillary workers' dormitory to the existing single storey single-user factory (86 workers)
25 Feb 2009Approved
Change of use: production area → ancillary workers' dormitory to the existing single storey single-user factory
Change of use of part of the 1st storey from production area to ancillary workers' dormitory to the existing single storey single-user factory
3 Dec 2001Approved
Change of use to vehicle repair workshop
Proposed change 0f use of a single storey factory to vehicle repair workshop

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 Pandan Loop price?

Key takeawayPandan Loop's current JTC street rent is S$23.01 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 5.4% (4.9% net of property tax).

Strata sales on the street (5y)

114

Street median PSF (strata)

$469

Indicative street yield

5.4% gross

4.9% 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 Food Concept @ Pandan right now?

Key takeaway9 units are currently listed at Food Concept @ Pandan — 3 for sale and 6 for rent. One row per unit; several agents often market the same unit.

For sale (3)

Food Concept @ PandanS$3.50M · 1,938 sqft
Food Concept @ PandanS$4.00M · 1,938 sqft
Food Concept @ Pandan2 agentsS$3.60M · 1,992 sqft

For rent (6)

Food Concept @ PandanS$3k/mo · 130 sqft
Food Concept @ PandanS$8k/mo · 2,100 sqft
Food Concept @ PandanS$6k/mo · 2,099 sqft
Food Concept @ Pandan2 agentsS$8k/mo · 2,077 sqft

Browse every listing at this building →

What is near Food Concept @ Pandan?

Amenities nearby

Blk T Pandan Light Ind Pk · 104 mEducational Institution · 218 mMindchamps Medical Clinic · 712 mBlk 502 West Coast Drive · 801 mBusiness Park · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Food Concept @ Pandan

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Clementi, 1.5 km away. One public car park is within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 64% of industrial buildings

no MRT/LRT within 1 km (nearest Clementi, 1.5 km); bus stops within 400 m: 9, about 6,634 taps a weekday; Clementi: 38,836 resident workers (Census 2020, by workplace); about 21,000 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.

Bus

9 bus stops within 400 m, with 6,634 boardings and alightings on an average weekday.

Public car parks within 500 m

Pandan Loop (URA)43 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 58 car lots

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

Who's registered at Food Concept @ Pandan?

Key takeaway37 live companies (and LLPs and branches; sole proprietors are not counted) list Food Concept @ Pandan as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
15
Manufacturing
15
Accommodation and food services
6
Financial and insurance
1
Professional, scientific and technical 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$16.24 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$16.24 psm/mo
Observed range: S$9.69 – S$23.87

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 Food Concept @ Pandan

Where is Food Concept @ Pandan?⌄

Food Concept @ Pandan is at 239 Pandan Loop, Singapore 128425, in the Clementi planning area.

What is Food Concept @ Pandan zoned as?⌄

Food Concept @ Pandan 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 Food Concept @ Pandan?⌄

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 Food Concept @ Pandan?⌄

Food Concept @ Pandan is freehold.

What have units at Food Concept @ Pandan sold for?⌄

Across 22 recorded transactions, the median is S$1,707 psf. The latest was in January 2025.

What does industrial space near Food Concept @ Pandan rent for?⌄

JTC's rental returns for Pandan Loop put the median at about S$1.51 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Pandan Loop, not a rent quoted for Food Concept @ Pandan itself.

How many businesses are registered at Food Concept @ Pandan?⌄

37 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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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.

Storeys: CommercialGuru's floor count, not checked against an official record.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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 JTC industrial completions, CommercialGuru, BCA's MCST register, JTC estate boundaries, URA planning decisions, URA car park data (URA Data Service), 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.