Henson Warehouse

Asset class

Industrial

Land-use zone

BUSINESS 2

Gross plot ratio

2.5

Tenure

Leasehold

District / Area

District 14 · Geylang

Address

141 Ubi Avenue 4

Land area

—

Completed

Not on record

Storeys

3 (© OpenStreetMap contributors)

Strata units (MCST)

8

Managing agent

WISELY 98 PTE LTD

Strata formed

1991 (MCST 1596)

Estate (JTC)

Kampong Ubi Industrial Estate

Transactions on record

1 (records start 1995)

Live listings

None

ACRA registrations

6

Henson Warehouse is an industrial building in Geylang (District 14). It is located along Ubi Avenue 4, Singapore 408774.

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 leasehold, with about 16 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

1 transaction has been recorded here, at a median of S$220 psf. The most recent was in August 2023.

Across JTC's rental returns for Ubi Avenue 4, the median rent for industrial space on this street works out to about S$2.42 psf per month over 64 observations. Observed medians on the street span S$0.40 to S$3.20 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 7.8 km away. The closest business-park zone is about 843 m away. The nearest MRT is Ubi MRT, 744 m away (about a 12-minute walk). The closest bus stop (Comfort Test Ctr) is 132 m away (about a 2-minute walk).

6 businesses are currently registered at this address with ACRA.

Land-use zone

BUSINESS 2

Gross plot ratio

2.5

Run the full zoning report for this building →

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

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.

1. 10 Feb 2025Approved
   Additions & alterations

   Proposed change of use and addition & alteration to existing 3-storey terrace factory with mezzanine involving ancillary workers' dormitory (48 workers) at 2nd & 3rd storey on lot 02772w mk23 at 141 ubi avenue 4 singapore 408774 (geylang planning area)

2. 22 Aug 2024Approved
   Additions & alterations

   Proposed change of use and addtions and alterations of existing 3 storey terrace warehouse to secondary workers' dormitory (for 24 workers) at the 2nd and 3rd storey on lot 02772w mk 23 141 ubi avenue 4 singapore 408774 (geylang planning area)

3. 5 Mar 2024Renewed
   Continued use as ancillary workers' dormitory

   Continued use of the 1st storey mezzanine ancillary office & 3rd storey warehouse as ancillary workers' dormitory (for 49 workers) in the existing 3-storey single-user terrace industrial development with mezzanine floor

4. 1 Sept 2022Renewed
   Continued use as secondary workers dormitory

   Continued use of the 3rd storey and mezzanine level of existing 3-storey single-user terrace warehouse with mezzanine floor as secondary workers dormitory (for 45 workers)

5. 3 Jan 2022Renewed
   Continued use as ancillary workers' dormitory

   Continued use of the 1st storey mezzanine ancillary office & 3rd storey warehouse as ancillary workers' dormitory (for 49 workers) in the existing 3-storey single-user terrace industrial development with mezzanine floor

6. 20 May 2021Renewed
   Continued use as secondary workers dormitory

   Continued use of the 3rd storey and mezzanine level of existing 3-storey single-user terrace warehouse with mezzanine floor as secondary workers dormitory (for 45 workers)

7. 17 Dec 2020Renewed
   Continued use as ancillary workers' dormitory

   Continued use of the 1st storey mezzanine ancillary office & 3rd storey warehouse as ancillary workers' dormitory (for 49 workers) in the existing 3-storey single-user terrace industrial development with mezzanine floor

8. 20 Mar 2018Renewed
   Continued use as secondary workers dormitory

   Continued use of the 3rd storey and mezzanine level of existing 3-storey single-user terrace warehouse with mezzanine floor as secondary workers dormitory (for 45 workers) on lot 02772w mk23 at 143 ubi avenue 4 (geylang planning area)

9. 11 Oct 2017Renewed
   Continued use as ancillary workers' dormitory

   Continued use of the 1st storey mezzanine ancillary office & 3rd storey warehouse as ancillary workers' dormitory (for 49 workers) in the existing 3-storey single-user terrace industrial development with mezzanine floor on lot 02772w mk 23 at 135 ubi avenue 4

10. 13 Mar 2015Approved
    Change of use to secondary workers dormitory

    Proposed change of use of the 3rd storey and mezzanine level of existing 3-storey single-user terrace warehouse with mezzanine floor to secondary workers dormitory (for 45 workers)

11. 21 Jan 2015Renewed
    Continued use as ancillary workers' dormitory

    Continued use of the 1st storey mezzanine ancillary office & 3rd storey warehouse to ancillary workers' dormitory of the existing 3-storey terrace warehouse (49 workers)

12. 28 Oct 2011Agency works
    Additions & alterations

    Proposed additions of new metal roofs to existing 3-storey terrace warehouse with mezzanine

3 earlier change-of-use and A&A decisions are on record since 2000.

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).

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.

Straight-line distances. Source: PropKaki amenities data.

• Construction
  2
• Wholesale and retail trade
  2
• Accommodation and food services
  1
• Financial and insurance
  1
• Transportation and storage
  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.

Street rent, median

S$26.10 psm/mo

Observed range

S$4.28 – S$34.41

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.