IndustrialBUSINESS 2LeaseholdDistrict 14 · Geylang

Henson Warehouse

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2026

Quick Summary

Henson Warehouse is a industrial building in District 14 · Geylang, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 16 years remaining. 4 transactions are on record since 1995, most recently in Feb 2026. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Henson Warehouse.

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What are the key facts about Henson Warehouse?

Key takeawayHenson Warehouse is a industrial building in District 14 · Geylang, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 14 · Geylang
Address: 145 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: 4 (records start 1995)
Live listings: None
ACRA registrations: 1

About Henson Warehouse

Henson Warehouse is an industrial building in Geylang (District 14). It is located along Ubi Avenue 4, Singapore 408776.

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.

4 transactions have been recorded here, at a median of S$283 psf. The most recent was in February 2026.

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 862 m away. The nearest MRT is Ubi MRT, 726 m away (about a 11-minute walk). The closest bus stop (Comfort Test Ctr) is 151 m away (about a 2-minute walk).

What is Henson Warehouse zoned as?

Key takeawayHenson Warehouse sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has Henson Warehouse sold for?

Key takeaway4 transactions are on record since 1995, most recently in Feb 2026 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2026	Warehouse	S$2.65M	8,224 sqft	$322
Oct 2015	Multiple-user Factory	S$2.00M	8,224 sqft	$243
Apr 2011	Multiple-user Factory	S$2.30M	8,224 sqft	$280
Apr 1997	Single-user Factory	S$2.35M	8,224 sqft	$286

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 Henson Warehouse rent for?

Key takeawayNo rent is published for Henson Warehouse itself. On its street, Ubi Avenue 4, strata factory space rented at a median of $3.13 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Ubi Avenue 4

Street level · 2026Q3

25th pct

—

— psm

Median

$3.13

$33.72 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +0.1% on a year earlier

2023Q4 · $32.56 psm2026Q3 · $33.72 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 Henson Warehouse

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 Henson Warehouse?

Key takeawayURA has approved 4 changes of use at Henson Warehouse since 2000, most recently in 2016. 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.

7 Oct 2024Renewed
Continued use as secondary workers' dormitory
Continued use of 3rd storey warehouse as secondary workers' dormitory (for 37 workers) at the 3-storey with mezzanine floor terrace factory
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
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)
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
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)
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
17 Jul 2019Renewed
Continued use as secondary workers' dormitory
Continued use of 3rd storey warehouse as secondary workers' dormitory (for 37 workers) at the 3-storey with mezzanine floor terrace factory
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)
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
3 Jun 2016Approved
Change of use to secondary workers' dormitory
Proposed change of use of 3rd storey warehouse to secondary workers' dormitory (for 37 workers) at the 3-storey with mezzanine floor terrace factory at 145 ubi avenue 4 (geylang planning area)
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)
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)

4 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).

How does Ubi Avenue 4 price?

Key takeawayUbi Avenue 4's current JTC street rent is S$33.72 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 5.4% (4.9% net of property tax).

Strata sales on the street (5y)

105

Street median PSF (strata)

$675

Indicative street yield

5.4% gross

4.9% 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 Henson Warehouse?

Key takeawayThe nearest MRT/LRT is Ubi MRT, about 726 m away.

Getting around

Ubi MRT726 m · ~11 min

Amenities nearby

Comfort Test Ctr · 151 mUbi MRT Exit B · 700 mThe Clinic @ Tai Seng · 733 mEducational Institution · 848 mBusiness Park · 862 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Henson Warehouse

Key takeawayThe nearest station is Ubi (DT27), 700 m away — a moderately busy station, with about 22,000 taps in and out on an average weekday. 9 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 91% of industrial buildings

nearest MRT/LRT Ubi (DT27) 700 m, about 22,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 12,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 24,000 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

Ubi (DT27)700 m · about 22,000 weekday taps
Tai Seng (CC11)772 m · about 45,000 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 Henson Warehouse. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Ubi Ave 4 (URA)74 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Ubi Avenue 4 (JTC)111 m
Ubi Rd 2 (URA)202 m
S$0.60 per half-hour at midday on a weekday · 35 car lots
Tai Seng Drive (URA)371 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Ubi Link (URA)374 m
S$0.60 per half-hour at midday on a weekday · 18 car lots

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

Who's registered at Henson Warehouse?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Henson Warehouse as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Manufacturing
0
Transportation and storage
0
Administrative and support services
0
Financial and insurance
0
Professional, scientific and technical services
0
Other services
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$26.10 psm/month — an all-time median from 2000 onwards, not a current rent.

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.

Frequently asked questions about Henson Warehouse

Where is Henson Warehouse?⌄

Henson Warehouse is at 145 Ubi Avenue 4, Singapore 408776, in the Geylang planning area.

What is Henson Warehouse zoned as?⌄

Henson Warehouse is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at Henson Warehouse?⌄

Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of Henson Warehouse?⌄

Henson Warehouse is leasehold. About 16 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Henson Warehouse sold for?⌄

Across 4 recorded transactions, the median is S$283 psf. The latest was in February 2026.

What does industrial space near Henson Warehouse rent for?⌄

JTC's rental returns for Ubi Avenue 4 put the median at about S$2.42 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Ubi Avenue 4, not a rent quoted for Henson Warehouse itself.

What is the nearest MRT station to Henson Warehouse?⌄

Ubi MRT is the closest, 726 m away (about a 11-minute walk).

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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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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 BCA's MCST register, JTC estate boundaries, URA planning decisions, URA car park data (URA Data Service), 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.