PropKaki
IndustrialBUSINESS 1FreeholdDistrict 3 · Bukit Merah

Henderson Building

Reviewed by Nathan TangUpdated 10 August 2026Data through Jun 2026
Quick Summary

Henderson Building is a industrial building in District 3 · Bukit Merah, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 112 transactions are on record since 1995, most recently in Jun 2026. 36 units are currently listed for sale or rent. ACRA records 301 live company registrations at this address.

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1

What are the key facts about Henderson Building?

Key takeawayHenderson Building is a industrial building in District 3 · Bukit Merah, zoned BUSINESS 1, held freehold.
Asset class
Industrial
Land-use zone
BUSINESS 1
Gross plot ratio
2.5
Tenure
Freehold
District / Area
District 3 · Bukit Merah
Address
221 Henderson Road
Land area
9,869 sqm
Transactions on record
112 (records start 1995)
Live listings
36
ACRA registrations
301
2

About Henderson Building

Henderson Building is an industrial building in Bukit Merah (District 03). It is located along Henderson Road, Singapore 159557.

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 9,869 sqm of land with roughly 24,673 sqm of gross floor area.

112 transactions have been recorded here, at a median of S$784 psf. The most recent was in June 2026.

Across JTC's rental returns for Henderson Road, the median rent for industrial space on this street works out to about S$1.80 psf per month over 106 observations. Observed medians on the street span S$0.86 to S$2.43 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 1.9 km away. The closest business-park zone is about 1.0 km away. The nearest MRT is Tiong Bahru MRT, 985 m away (about a 15-minute walk). The closest bus stop (Aft Bt Merah Ctrl) is 249 m away (about a 4-minute walk).

301 businesses are currently registered at this address with ACRA.

3

What is Henderson Building zoned as?

Key takeawayHenderson Building 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 →

4

What has Henderson Building sold for?

Key takeawayAcross 112 recorded transactions since 1995, the median price is about S$1.06M, most recently in Jun 2026.
DateUsePriceAreaPSF
Jun 2026Multiple-user FactoryS$2.73M2,411 sqft$1,133
Mar 2026Multiple-user FactoryS$1.07M980 sqft$1,090
Dec 2025Multiple-user FactoryS$1.78M1,647 sqft$1,080
Oct 2025Multiple-user FactoryS$1.08M980 sqft$1,103
Sept 2025Multiple-user FactoryS$1.10M980 sqft$1,123
Aug 2025Multiple-user FactoryS$1.20M1,141 sqft$1,052
Jun 2025Multiple-user FactoryS$1.98M1,851 sqft$1,068
Jun 2025Multiple-user FactoryS$1.24M1,238 sqft$1,000
Apr 2025Multiple-user FactoryS$5.10M4,252 sqft$1,200
Apr 2025Multiple-user FactoryS$1.93M1,701 sqft$1,135

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.

5

How does Henderson Road price?

Key takeawayHenderson Road's current JTC street rent is S$25.37 psm/month (2026Q2), which against the street's strata sale median works out to an indicative gross yield of 3.0% (2.7% net of property tax).
Strata sales on the street (5y)
81
Street median PSF (strata)
$906
Indicative street yield
3.0% gross
2.7% 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.

6

What is available at Henderson Building right now?

Key takeaway36 units are currently listed at Henderson Building — 16 for sale and 20 for rent. One row per unit; several agents often market the same unit.

For sale (16)

  • Henderson BuildingS$2.50M · 1,852 sqft
  • Henderson BuildingS$2.50M · 1,851 sqft
  • Henderson BuildingS$1.53M · 1,238 sqft
  • Henderson Building2 agentsS$1.52M · 1,238 sqft

For rent (20)

  • Henderson BuildingS$5k/mo · 1,648 sqft
  • Henderson BuildingS$6k/mo · 2,175 sqft
  • Henderson BuildingS$4k/mo · 1,238 sqft
  • Henderson BuildingS$3k/mo · 979 sqft

Browse every listing at this building →

7

What is near Henderson Building?

Key takeawayThe nearest MRT/LRT is Tiong Bahru MRT, about 985 m away.

Getting around

Amenities nearby

Aft Bt Merah Ctrl · 249 mCentral Division Clinic · 264 mBlk 11 Telok Blangah Crescent · 404 mEducational Institution · 420 mTiong Bahru MRT Exit A · 922 mBusiness Park · 1.0 km

Straight-line distances. Source: PropKaki amenities data.

8

How many companies are registered at Henderson Building?

Key takeawayACRA records 301 live company registrations at this address, 95 of them in the last three years.
Live registrations
301
Registered last 3 years
95

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.

9

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$19.37 psm/month — an all-time median from 2000 onwards, not a current rent.
Street rent, median
S$19.37 psm/mo
Observed range
S$9.23 – S$26.14

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.

10

Frequently asked questions about Henderson Building

Where is Henderson Building?⌄

Henderson Building is at 221 Henderson Road, Singapore 159557, in the Bukit Merah planning area.

What is Henderson Building zoned as?⌄

Henderson Building 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 Henderson Building?⌄

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 Henderson Building?⌄

Henderson Building is freehold.

What have units at Henderson Building sold for?⌄

Across 112 recorded transactions, the median is S$784 psf. The latest was in June 2026.

What does industrial space near Henderson Building rent for?⌄

JTC's rental returns for Henderson Road put the median at about S$1.80 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Henderson Road, not a rent quoted for Henderson Building itself.

What is the nearest MRT station to Henderson Building?⌄

Tiong Bahru MRT is the closest, 985 m away (about a 15-minute walk).

How many businesses are registered at Henderson Building?⌄

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

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