IndustrialBUSINESS 1FreeholdDistrict 3 · Bukit Merah

Henderson Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 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. 114 transactions are on record since 1995, at a median S$786 psf, most recently in Oct 2026. 34 units are currently listed for sale or rent. ACRA records 261 live company registrations at this address.

The facts are here — now get the verdict on Henderson Building.

Ask PropKaki

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
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 122
Managing agent: ACE DECISION FACILITIES MANAGEMENT PTE LTD
Strata formed: 1996 (MCST 1966)
Units with a recorded sale: At least 79
Listed as: Light Industrial (B1), Shop / Shophouse
Transactions on record: 114 (records start 1995)
Live listings: 34
ACRA registrations: 261

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.

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 →

What has Henderson Building sold for?

Key takeawayAcross 114 recorded transactions since 1995, the median price is about S$1.07M, most recently in Oct 2026.

Date	Use	Price	Area	PSF
Oct 2026	Multiple-user Factory	S$2.68M	2,454 sqft	$1,092
Sept 2026	Multiple-user Factory	S$2.35M	2,454 sqft	$958
Jun 2026	Multiple-user Factory	S$2.73M	2,411 sqft	$1,133
Mar 2026	Multiple-user Factory	S$1.07M	980 sqft	$1,090
Dec 2025	Multiple-user Factory	S$1.78M	1,647 sqft	$1,080
Oct 2025	Multiple-user Factory	S$1.08M	980 sqft	$1,103
Sept 2025	Multiple-user Factory	S$1.10M	980 sqft	$1,123
Aug 2025	Multiple-user Factory	S$1.20M	1,141 sqft	$1,052
Jun 2025	Multiple-user Factory	S$1.98M	1,851 sqft	$1,068
Jun 2025	Multiple-user Factory	S$1.24M	1,238 sqft	$1,000

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 Henderson Building rent for?

Key takeawayJTC publishes leases at Henderson Building itself: strata factory space leased at a median of $2.57 psf a month in 2026Q3, with the middle half of leases between $2.46 and $2.78. 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 · 2026Q3

25th pct

$2.46

$26.45 psm

Median

$2.57

$27.69 psm

75th pct

$2.78

$29.95 psm

S$ per sq ft per month · median -6.6% on a year earlier

2023Q3 · $29.11 psm2026Q3 · $27.69 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 Henderson Road

Street level · 2026Q3

25th pct

—

— psm

Median

$2.29

$24.67 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +4.3% on a year earlier

2023Q4 · $24.76 psm2026Q3 · $24.67 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 Henderson Building

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 Henderson Building

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 18 units for rent; 16 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 4 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, 3 new listings appeared and 3 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 Henderson Building?

Key takeawayURA has approved 5 changes of use at Henderson Building since 2000, most recently in 2026. 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.

25 May 2026ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of part unit #01-XX to gym/fitness centre
24 Oct 2025ApprovedFloor 7
Change of use to laboratory use
Proposed change of use of unit #07-XX to laboratory use
17 Oct 2024ApprovedFloor 1
Change of use to industrial training
Proposed change of use of warehouse unit #01-XX to industrial training at henderson building
21 Sept 2021ApprovedFloor 4
Change of use to warehouse
Proposed change of use of unit #04-XX to warehouse at henderson building
9 Oct 2008ApprovedFloor 1
Change of use to display area and ancillary office for the warehouse
Change of use of part of the warehouse to display area and ancillary office for the warehouse at unit #01-XX
2 Apr 2001ApprovedFloor 2
Additions & alterations
Proposed additions & alterations to unit #02-XX on the 2nd storey of the existing 8-storey flatted 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 Henderson Road price?

Key takeawayHenderson Road's current JTC street rent is S$24.67 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)

$920

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 Henderson Building right now?

Key takeaway34 units are currently listed at Henderson Building — 16 for sale and 18 for rent. One row per unit; several agents often market the same unit.

For sale (16)

Henderson BuildingS$1.70M · 1,270 sqft
Henderson BuildingS$1.50M · 1,238 sqft
Henderson BuildingS$2.45M · 2,454 sqft
Henderson BuildingS$1.53M · 1,238 sqft

For rent (18)

Henderson BuildingS$5k/mo · 1,648 sqft
Henderson BuildingS$6k/mo · 2,175 sqft
Henderson BuildingS$4k/mo · 1,238 sqft
Henderson Building2 agentsS$500/mo · 100 sqft

Browse every listing at this building →

What is near Henderson Building?

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

Getting around

Tiong Bahru MRT985 m · ~15 min

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.

Getting there and parking at Henderson Building

Key takeawayThe nearest station is Tiong Bahru (EW17), 922 m away — a busy station, with about 52,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 89% of industrial buildings

nearest MRT/LRT Tiong Bahru (EW17) 922 m, about 52,000 taps a weekday; bus stops within 400 m: 9, about 20,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 60,000 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

Tiong Bahru (EW17)922 m · about 52,000 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 Henderson Building. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 1/2/3/4/6 Telok Blangah Crescent (HDB)318 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 58 car lots
Blk 16A Telok Blangah Crescent (HDB)320 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 593 car lots
Blk 8-10 Telok Blangah Crescent (HDB)343 m
S$0.60 per half-hour at midday on a weekday · 51 car lots
Blks 167-169 Jalan Bukit Merah (HDB)346 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m
Blk 18 & 19 Telok Blangah Crescent (HDB)363 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Seah Im Rd Off St, 1.4 km away, S$125/month.

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

Who's registered at Henderson Building?

Key takeaway261 live companies (and LLPs and branches; sole proprietors are not counted) list Henderson Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
59
Professional, scientific and technical services
55
Financial and insurance
37
Information and communications
32
Transportation and storage
24
Manufacturing
13
Other services
9
Education
7
Health and social services
7
Administrative and support services
6

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$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.

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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Henderson Building.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Henderson Building — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

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, URA planning decisions, HDB car park information (data.gov.sg), 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.