IndustrialBUSINESS 1FreeholdDistrict 3 · Bukit Merah

Henderson Industrial Park

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

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. 8 transactions are on record since 1995, most recently in Sept 2026. 1 unit is currently listed for rent. ACRA records 17 live company registrations at this address.

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

Ask PropKaki

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: 209 Henderson Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Units with a recorded sale: At least 5
Listed as: Light Industrial (B1)
Transactions on record: 8 (records start 1995)
Live listings: 1
ACRA registrations: 17

About Henderson Industrial Park

Henderson Industrial Park is an industrial estate in Bukit Merah (District 03). It is located along Henderson Road, Singapore 159551.

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.

7 transactions have been recorded here, at a median of S$523 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 2.0 km away. The closest business-park zone is about 1.1 km away. The nearest MRT is Redhill MRT, 970 m away (about a 15-minute walk). The closest bus stop (Aft Bt Merah Ctrl) is 159 m away (about a 2-minute walk).

17 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 takeaway8 transactions are on record since 1995, most recently in Sept 2026 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2026	Multiple-user Factory	S$8.50M	8,417 sqft	$1,010
Aug 2025	Multiple-user Factory	S$7.07M	8,417 sqft	$840
Apr 2023	Multiple-user Factory	S$6.80M	8,417 sqft	$808
May 2019	Multiple-user Factory	S$6.50M	8,482 sqft	$766
Jul 2007	Multiple-user Factory	S$4.30M	8,417 sqft	$511
Dec 2004	Multiple-user Factory	S$2.65M	8,417 sqft	$315
Oct 1999	Multiple-user Factory	S$3.28M	8,417 sqft	$390
Oct 1996	Multiple-user Factory	S$4.40M	8,417 sqft	$523

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 $2.07 psf a month in 2026Q1, with the middle half of leases between $1.98 and $2.07. 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 · 2026Q1

25th pct

$1.98

$21.26 psm

Median

$2.07

$22.25 psm

75th pct

$2.07

$22.28 psm

S$ per sq ft per month

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.

How fast units move at Henderson Industrial Park

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 0 units for sale.

Rent: 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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 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 Industrial Park?

Key takeawayURA has approved 1 change of use at Henderson Industrial Park 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.

4 Feb 2026ApprovedFloor 1
Change of use to ancillary workers' dormitory
Proposed change of use of part 1st, part 2nd and part 3rd storey (unit #01-XX) to ancillary workers' dormitory (for 48 workers)

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 Industrial Park right now?

Key takeaway1 unit is currently listed at Henderson Industrial Park. One row per unit; several agents often market the same unit.

For rent (1)

Ground Floor in Henderson / Bukit Merah Area2 agentsS$8k/mo · 2,626 sqft

Browse every listing at this building →

What is near Henderson Industrial Park?

Key takeawayThe nearest MRT/LRT is Redhill MRT, about 970 m away.

Getting around

Redhill MRT970 m · ~15 min

Amenities nearby

Aft Bt Merah Ctrl · 159 mWhitecoat Medical · 230 mBlk 163 Bukit Merah Central · 426 mEducational Institution · 570 mTiong Bahru MRT Exit A · 913 mBusiness Park · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Henderson Industrial Park

Key takeawayThe nearest station is Tiong Bahru (EW17), 913 m away — a busy station, with about 52,000 taps in and out on an average weekday. 17 public car parks are within 500 m.

Foot traffic: busier than 93% of industrial buildings

nearest MRT/LRT Tiong Bahru (EW17) 913 m, about 52,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 34,000 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)913 m · about 52,000 weekday taps
Redhill (EW18)933 m · about 39,000 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 Industrial Park. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 34,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blks 167-169 Jalan Bukit Merah (HDB)199 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m
Jalan Bukit Merah (HDB)273 m
no short-term parking · gantry 4.5 m
Blk 118/119 Bukit Merah View (HDB)279 m
S$0.60 per half-hour at midday on a weekday · 89 car lots
Blk 116 Bukit Merah View (HDB)367 m
S$0.60 per half-hour at midday on a weekday · 26 car lots
Blk 1/2/3/4/6 Telok Blangah Crescent (HDB)376 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 58 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Seah Im Rd Off St, 1.5 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 takeaway17 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
7
Manufacturing
4
Construction
2
Accommodation and food services
2
Transportation and storage
1
Administrative and support services
1
Financial and insurance
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$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 209 Henderson Road, Singapore 159551, 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 7 recorded transactions, the median is S$523 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.

What is the nearest MRT station to Henderson Industrial Park?⌄

Redhill MRT is the closest, 970 m away (about a 15-minute walk).

How many businesses are registered at Henderson Industrial Park?⌄

17 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.

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".

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), LTA DataMall passenger volumes, 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.