IndustrialBUSINESS 1District 13 · Toa Payoh

Joo Seng

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Joo Seng is a industrial building in District 13 · Toa Payoh, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. ACRA records 42 live company registrations at this address.

The facts are here — now get the verdict on Joo Seng.

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What are the key facts about Joo Seng?

Key takeawayJoo Seng is a industrial building in District 13 · Toa Payoh, zoned BUSINESS 1.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 13 · Toa Payoh
Address: —
Land area: 8,938 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 84
Managing agent: STRATA LAND PROPERTY CONSULTANTS PTE LTD
Strata formed: 1997 (MCST 2133)
Transactions on record: None recorded
Live listings: None
ACRA registrations: 42

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Joo Seng

Joo Seng is an industrial building in Toa Payoh (District 13). It is located along Upper Aljunied Link, Singapore 367901.

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.

It sits on about 8,938 sqm of land with roughly 22,346 sqm of gross floor area.

Across JTC's rental returns for Upper Aljunied Link, the median rent for industrial space on this street works out to about S$1.74 psf per month over 106 observations. Observed medians on the street span S$0.90 to S$2.40 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 7.3 km away. The closest business-park zone is about 752 m away. The nearest MRT is Tai Seng MRT, 761 m away (about a 12-minute walk). The closest bus stop (Aft Jln Muhibbah) is 346 m away (about a 5-minute walk).

43 businesses are currently registered at this address with ACRA.

What is Joo Seng zoned as?

Key takeawayJoo Seng 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 does space at Joo Seng rent for?

Key takeawayNo rent is published for Joo Seng itself. On its street, Upper Aljunied Link, strata factory space rented at a median of $2.40 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 Upper Aljunied Link

Street level · 2026Q3

25th pct

—

— psm

Median

$2.40

$25.83 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +4.6% on a year earlier

2023Q4 · $21.94 psm2026Q3 · $25.83 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 Joo Seng

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 Joo Seng?

Key takeawayURA has approved 1 change of use at Joo Seng 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.

3 Mar 2026ApprovedFloor 8
Change of use: warehouse → light industrial use
Proposed change of use of unit #08-XX from warehouse to light industrial use at joo seng warehouse

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 Upper Aljunied Link price?

Key takeawayUpper Aljunied Link's current JTC street rent is S$25.83 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.6% (3.2% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$790

Indicative street yield

3.6% gross

3.2% 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 Joo Seng?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 761 m away.

Getting around

Tai Seng MRT761 m · ~12 min

Amenities nearby

Healthlink Medical Clinic & Surgery · 239 mAft Jln Muhibbah · 346 mEducational Institution · 493 mTai Seng MRT Exit A · 684 mBusiness Park · 752 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Joo Seng

Key takeawayThe nearest station is Tai Seng (CC11), 684 m away — a busy station, with about 45,000 taps in and out on an average weekday. 19 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 92% of industrial buildings

nearest MRT/LRT Tai Seng (CC11) 684 m, about 45,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 6, about 10,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 44,000 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

Tai Seng (CC11)684 m · about 45,000 weekday taps
Bartley (CC12)820 m · about 19,000 weekday taps
Mattar (DT25)872 m · 9,848 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 Joo Seng. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Blk 10/11/19 To 21 Joo Seng Road (HDB)108 m
S$0.60 per half-hour at midday on a weekday · 245 car lots
Upp Aljunied Link Off St (URA)116 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Blk 12 To 18 Joo Seng Road (HDB)173 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 337 car lots
Kampong Ampat (URA)185 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Blk 2A Joo Seng Road (HDB)265 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 449 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.

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

Who's registered at Joo Seng?

Key takeaway42 live companies (and LLPs and branches; sole proprietors are not counted) list Joo Seng as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
22
Construction
4
Manufacturing
4
Administrative and support services
3
Accommodation and food services
3
Professional, scientific and technical services
2
Financial and insurance
1
Information and communications
1
Real estate
1
Education
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$18.70 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$18.70 psm/mo
Observed range: S$9.69 – S$25.83

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 Joo Seng

Where is Joo Seng?⌄

Joo Seng is at Upper Aljunied Link, Singapore 367901, in the Toa Payoh planning area.

What is Joo Seng zoned as?⌄

Joo Seng 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 Joo Seng?⌄

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.

Have there been any recorded transactions at Joo Seng?⌄

No caveats have been lodged for Joo Seng in the records we track. That is common for single-owner industrial buildings, which never generate strata transactions.

What does industrial space near Joo Seng rent for?⌄

JTC's rental returns for Upper Aljunied Link put the median at about S$1.74 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Upper Aljunied Link, not a rent quoted for Joo Seng itself.

What is the nearest MRT station to Joo Seng?⌄

Tai Seng MRT is the closest, 761 m away (about a 12-minute walk).

How many businesses are registered at Joo Seng?⌄

43 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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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), URA car park data (URA Data Service), 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.