IndustrialBUSINESS 1FreeholdDistrict 3 · Bukit Merah

Henderson Industrial Park

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2025

Quick Summary

Henderson Industrial Park 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. 14 transactions are on record since 1995, at a median S$574 psf, most recently in Aug 2025. ACRA records 82 live company registrations at this address.

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

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What are the key facts about Henderson Industrial Park?

Key takeawayHenderson Industrial Park 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: 217 Henderson Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Units with a recorded sale: At least 9
Transactions on record: 14 (records start 1995)
Live listings: None
ACRA registrations: 82

About Henderson Industrial Park

Henderson Industrial Park is an industrial estate in Bukit Merah (District 03). It is located along Henderson Road, Singapore 159555.

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.

14 transactions have been recorded here, at a median of S$574 psf. The most recent was in August 2025.

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 1.1 km away. The closest bus stop (Aft Bt Merah Ctrl) is 122 m away (about a 2-minute walk).

88 businesses are currently registered at this address with ACRA.

What is Henderson Industrial Park zoned as?

Key takeawayHenderson Industrial Park 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 Industrial Park sold for?

Key takeawayAcross 14 recorded transactions since 1995, the median price is about S$5.83M, most recently in Aug 2025.

Date	Use	Price	Area	PSF
Aug 2025	Multiple-user Factory	S$9.50M	10,107 sqft	$940
Oct 2018	Multiple-user Factory	S$6.48M	10,107 sqft	$641
Aug 2018	Multiple-user Factory	S$6.65M	9,989 sqft	$666
Feb 2014	Multiple-user Factory	S$6.00M	9,989 sqft	$601
May 2013	Multiple-user Factory	S$5.80M	10,107 sqft	$574
May 2013	Multiple-user Factory	S$5.80M	10,107 sqft	$574
Nov 2012	Multiple-user Factory	S$5.85M	10,107 sqft	$579
Nov 2012	Multiple-user Factory	S$5.72M	10,107 sqft	$566
Sept 2012	Multiple-user Factory	S$10.90M	20,215 sqft	$539
Jun 2012	Multiple-user Factory	S$4.95M	10,107 sqft	$490

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 Industrial Park rent for?

Key takeawayJTC publishes leases at Henderson Industrial Park itself: strata factory space leased at a median of $2.26 psf a month in 2026Q3, with the middle half of leases between $2.10 and $2.55. 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

$2.10

$22.59 psm

Median

$2.26

$24.28 psm

75th pct

$2.55

$27.44 psm

S$ per sq ft per month · median +0.2% on a year earlier

2023Q4 · $22.60 psm2026Q3 · $24.28 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 Industrial Park

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.

What's been approved at Henderson Industrial Park?

Key takeawayURA has approved 9 changes of use at Henderson Industrial Park since 2000, most recently in 2026, and refused 2. 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.

27 Jul 2026ApprovedFloor 1
Change of use to food factory
Proposed change of use of unit #01-XX to food factory
20 May 2026ApprovedFloor 1
Change of use to warehouse with ancillary retail area
Proposed change of use of unit #01-XX to warehouse with ancillary retail area
10 Mar 2026RenewedFloor 1
Continued use as industrial canteen
Continued use of unit #01-XX as industrial canteen
3 Mar 2026RefusedFloor 1
Change of use to industrial canteen
Proposed change of use of unit #01-XX to industrial canteen
11 Feb 2026RefusedFloor 1
Change of use to shop and restaurant
Proposed change of use of unit #01-XX to shop and restaurant
14 Jan 2025ApprovedFloor 3
Change of use: factory → warehouse
Proposed change of use of #03-XX from factory to warehouse
18 Jul 2022ApprovedFloor 4
Change of use
Proposed change of use of factory unit #04-XX for core media activities
19 Apr 2022ApprovedFloor 2
Change of use to warehouse
Proposed change of use of unit #02-XX to warehouse
25 May 2021ApprovedFloor 1
Change of use to industrial canteen
Proposed change of use of unit #01-XX to industrial canteen
26 Apr 2021ApprovedFloor 1
Change of use to storage and distribution centre for live and frozen seafood
Change of use of unit #01-XX to storage and distribution centre for live and frozen seafood at 217 henderson road (bukit merah planning area)
16 Feb 2021ApprovedFloor 2
Change of use to storage and distribution of live and frozen seafood
Change of use of unit #02-XX to storage and distribution of live and frozen seafood at 217 henderson road (bukit merah planning area)
24 Apr 2019ApprovedFloor 3
Change of use to clinical laboratory
Change of use of the 3rd storey unit #03-XX to clinical laboratory

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 near Henderson Industrial Park?

Amenities nearby

Aft Bt Merah Ctrl · 122 mWhitecoat Medical · 278 mBlk 11 Telok Blangah Crescent · 363 mEducational Institution · 510 mBusiness Park · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Henderson Industrial Park

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tiong Bahru, 1.0 km away. 15 public car parks are within 500 m.

Foot traffic: busier than 75% of industrial buildings

no MRT/LRT within 1 km (nearest Tiong Bahru, 1.0 km); bus stops within 400 m: 9, about 33,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 56,000 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 about 33,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 1/2/3/4/6 Telok Blangah Crescent (HDB)252 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 58 car lots
Blks 167-169 Jalan Bukit Merah (HDB)263 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m
Blk 3A Telok Blangah Crescent (HDB)267 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 106 car lots
Jalan Bukit Merah (HDB)310 m
no short-term parking · gantry 4.5 m
Blk 8-10 Telok Blangah Crescent (HDB)325 m
S$0.60 per half-hour at midday on a weekday · 51 car lots

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 Industrial Park's own car park, if it has one, and its charges are not in the open data.

Who's registered at Henderson Industrial Park?

Key takeaway82 live companies (and LLPs and branches; sole proprietors are not counted) list Henderson Industrial Park as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
29
Professional, scientific and technical services
14
Health and social services
13
Financial and insurance
6
Administrative and support services
5
Construction
4
Information and communications
4
Accommodation and food services
3
Manufacturing
1
Transportation and storage
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$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 Industrial Park

Where is Henderson Industrial Park?⌄

Henderson Industrial Park is at 217 Henderson Road, Singapore 159555, in the Bukit Merah planning area.

What is Henderson Industrial Park zoned as?⌄

Henderson Industrial Park 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 Industrial Park?⌄

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 Industrial Park?⌄

Henderson Industrial Park is freehold.

What have units at Henderson Industrial Park sold for?⌄

Across 14 recorded transactions, the median is S$574 psf. The latest was in August 2025.

What does industrial space near Henderson Industrial Park 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 Industrial Park itself.

How many businesses are registered at Henderson Industrial Park?⌄

88 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.

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.

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 URA planning decisions, HDB car park information (data.gov.sg), PropKaki's foot-traffic model, 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.