IndustrialBUSINESS 1LeaseholdDistrict 3 · Bukit Merah

Kewalram House

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2023

Quick Summary

Kewalram House 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 leasehold with roughly 34 years remaining. 47 transactions are on record since 1995, at a median S$407 psf, most recently in May 2023. 2 units are currently listed for rent. ACRA records 82 live company registrations at this address.

The facts are here — now get the verdict on Kewalram House.

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What are the key facts about Kewalram House?

Key takeawayKewalram House is a industrial building in District 3 · Bukit Merah, zoned BUSINESS 1, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 3 · Bukit Merah
Address: 8 Jalan Kilang Timor
Land area: 10,067 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata units (MCST): 30
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 1982 (MCST 0619)
Units with a recorded sale: At least 27
Listed as: Light Industrial (B1)
Transactions on record: 47 (records start 1995)
Live listings: 2
ACRA registrations: 82

About Kewalram House

Kewalram House is an industrial building in Bukit Merah (District 03). It is located along Jalan Kilang Timor, Singapore 159305.

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 leasehold, with about 34 years left to run. It sits on about 10,067 sqm of land with roughly 25,167 sqm of gross floor area.

47 transactions have been recorded here, at a median of S$407 psf. The most recent was in May 2023.

Across JTC's rental returns for Jalan Kilang Timor, the median rent for industrial space on this street works out to about S$2.04 psf per month over 98 observations. Observed medians on the street span S$0.80 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 2.1 km away. The closest business-park zone is about 1.3 km away. The nearest MRT is Redhill MRT, 966 m away (about a 15-minute walk). The closest bus stop (Opp Blk 28) is 161 m away (about a 2-minute walk).

92 businesses are currently registered at this address with ACRA.

What is Kewalram House zoned as?

Key takeawayKewalram House 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 Kewalram House sold for?

Key takeawayAcross 47 recorded transactions since 1995, the median price is about S$1.03M, most recently in May 2023.

Date	Use	Price	Area	PSF
May 2023	Multiple-user Factory	S$1.70M	4,295 sqft	$396
Nov 2022	Multiple-user Factory	S$2.31M	4,295 sqft	$538
Nov 2022	Warehouse	S$1.67M	3,089 sqft	$540
Apr 2022	Multiple-user Factory	S$980k	2,282 sqft	$429
Oct 2021	Warehouse	S$1.50M	3,681 sqft	$407
Nov 2020	Warehouse	S$2.05M	4,564 sqft	$450
May 2019	Warehouse	S$1.37M	2,863 sqft	$480
Feb 2019	Warehouse	S$1.03M	2,282 sqft	$451
Jan 2019	Multiple-user Factory	S$980k	2,282 sqft	$429
May 2018	Multiple-user Factory	S$1.92M	4,564 sqft	$421

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 Kewalram House rent for?

Key takeawayJTC publishes leases at Kewalram House itself: strata factory space leased at a median of $2.10 psf a month in 2026Q2, with the middle half of leases between $1.84 and $2.15. 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 · 2026Q2

25th pct

$1.84

$19.79 psm

Median

$2.10

$22.61 psm

75th pct

$2.15

$23.14 psm

S$ per sq ft per month · median -4.1% on a year earlier

2019Q1 · $20.37 psm2026Q2 · $22.61 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 Jalan Kilang Timor

Street level · 2026Q3

25th pct

—

— psm

Median

$2.38

$25.65 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -1.3% on a year earlier

2023Q4 · $25.54 psm2026Q3 · $25.65 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 Kewalram House

Key takeawayCollective sale: Sold by collective sale for S$121 million to Soon Hock Enterprise Holding (24 Mar 2026), against a reserve price of S$120 million. EdgeProp Singapore A collective sale needs the owners' consent and may still fail.Brokers' 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 Kewalram House

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 Kewalram House?

Key takeawayURA has approved 2 changes of use at Kewalram House since 2000, most recently in 2021. 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.

26 Oct 2021ApprovedFloor 1
Change of use to warehouse
Proposed change of use of unit #01-XX to warehouse at kewalram house
7 Aug 2014ApprovedFloor 3
Change of use to warehouse
Proposed change of use of light industrial units #03-XX to #03-XX to 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 Jalan Kilang Timor price?

Key takeawayJalan Kilang Timor's current JTC street rent is S$25.65 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 5.7% (5.1% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$502

Indicative street yield

5.7% gross

5.1% 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 Kewalram House right now?

Key takeaway2 units are currently listed at Kewalram House. One row per unit; several agents often market the same unit.

For rent (2)

Kewalram HouseS$2k/mo · 1,300 sqft
Jalan Bukit Merah | Fully Fitted | Light B1S$10k/mo · 5,640 sqft

Browse every listing at this building →

What is near Kewalram House?

Key takeawayThe nearest MRT/LRT is Redhill MRT, about 966 m away.

Getting around

Redhill MRT966 m · ~15 min

Amenities nearby

Educational Institution · 135 mOpp Blk 28 · 161 mKL Ng Medical Clinic · 270 mABC Brickworks Market & Food Centre · 316 mRedhill MRT Exit A · 972 mAlexandra Hospital · 1.1 kmBusiness Park · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kewalram House

Key takeawayThe nearest station is Redhill (EW18), 966 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 15 public car parks are within 500 m.

Foot traffic: busier than 87% of industrial buildings

nearest MRT/LRT Redhill (EW18) 966 m, about 39,000 taps a weekday; bus stops within 400 m: 9, about 17,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 43,000 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

Redhill (EW18)966 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 Kewalram House. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 28 Jalan Bukit Merah (HDB)198 m
S$0.60 per half-hour at midday on a weekday · 60 car lots
Blk 28 Hoy Fatt Road (HDB)260 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 53 car lots
Block 110 Depot Road (HDB)356 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 84 car lots
Blk 35A Jalan Rumah Tinggi (HDB)359 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 150 car lots
Blk 4001-4008 Depot Lane (JTC)365 m

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: Pasir Panjang Road Are A, 1.8 km away, S$90/month.

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

Who's registered at Kewalram House?

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

Wholesale and retail trade
38
Administrative and support services
8
Construction
7
Information and communications
6
Financial and insurance
6
Professional, scientific and technical services
5
Transportation and storage
3
Accommodation and food services
3
Manufacturing
2
Education
2

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$21.97 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$21.97 psm/mo
Observed range: S$8.65 – S$34.40

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 Kewalram House

Where is Kewalram House?⌄

Kewalram House is at 8 Jalan Kilang Timor, Singapore 159305, in the Bukit Merah planning area.

What is Kewalram House zoned as?⌄

Kewalram House 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 Kewalram House?⌄

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 Kewalram House?⌄

Kewalram House is leasehold. About 34 years remain on the lease.

What have units at Kewalram House sold for?⌄

Across 47 recorded transactions, the median is S$407 psf. The latest was in May 2023.

What does industrial space near Kewalram House rent for?⌄

JTC's rental returns for Jalan Kilang Timor put the median at about S$2.04 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Jalan Kilang Timor, not a rent quoted for Kewalram House itself.

What is the nearest MRT station to Kewalram House?⌄

Redhill MRT is the closest, 966 m away (about a 15-minute walk).

How many businesses are registered at Kewalram House?⌄

92 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.

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, 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.