IndustrialBUSINESS 1999-year leaseholdDistrict 20 · Bishan

L & Y Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2018

Quick Summary

L & Y Building is a industrial building in District 20 · Bishan, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is 999-year leasehold. 14 transactions are on record since 1995, at a median S$290 psf, most recently in Sept 2018. 5 units are currently listed for sale or rent. ACRA records 114 live company registrations at this address.

The facts are here — now get the verdict on L & Y Building.

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What are the key facts about L & Y Building?

Key takeawayL & Y Building is a industrial building in District 20 · Bishan, zoned BUSINESS 1, held 999-year leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: 999-year leasehold
District / Area: District 20 · Bishan
Address: 59 Jalan Pemimpin
Land area: 3,664 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 24
Managing agent: SMART PROPERTY MANAGEMENT (SINGAPORE) PTE LTD
Strata formed: 1997 (MCST 2114)
Units with a recorded sale: At least 8
Listed as: Light Industrial (B1), Food & Beverage, Warehouse
Transactions on record: 14 (records start 1995)
Live listings: 5
ACRA registrations: 114

About L & Y Building

L & Y Building is an industrial building in Bishan (District 20). It is located along Jalan Pemimpin, Singapore 577218.

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 999-year leasehold, with about 858 years left to run. It sits on about 3,664 sqm of land with roughly 9,161 sqm of gross floor area.

14 transactions have been recorded here, at a median of S$290 psf. The most recent was in September 2018.

Across JTC's rental returns for Jalan Pemimpin, 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$0.88 to S$2.67 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

1 industrial project is still uncompleted on this street, adding about 9,880 sqm of gross floor area, the earliest due around 2027.

The nearest port or airport land is about 6.3 km away. The closest business-park zone is about 5.0 km away. The nearest MRT is Marymount MRT, 442 m away (about a 7-minute walk). The closest bus stop (Marymount View) is 294 m away (about a 5-minute walk).

128 businesses are currently registered at this address with ACRA.

What is L & Y Building zoned as?

Key takeawayL & Y Building 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 L & Y Building sold for?

Key takeawayAcross 14 recorded transactions since 1995, the median price is about S$541k, most recently in Sept 2018.

Date	Use	Price	Area	PSF
Sept 2018	Multiple-user Factory	S$1.01M	1,335 sqft	$757
Aug 2018	Multiple-user Factory	S$1.10M	1,572 sqft	$700
Sept 2017	Multiple-user Factory	S$1.10M	1,572 sqft	$700
Nov 2012	Multiple-user Factory	S$525k	1,744 sqft	$301
Aug 2009	Multiple-user Factory	S$605k	2,045 sqft	$296
Jun 2009	Multiple-user Factory	S$473k	1,572 sqft	$301
Nov 2007	Multiple-user Factory	S$610k	2,282 sqft	$267
Jul 2007	Multiple-user Factory	S$532k	2,045 sqft	$260
Jul 2007	Multiple-user Factory	S$455k	1,572 sqft	$290
Jun 2007	Multiple-user Factory	S$504k	1,744 sqft	$289

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 L & Y Building rent for?

Key takeawayNo rent is published for L & Y Building itself. On its street, Jalan Pemimpin, strata factory space rented at a median of $2.65 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 Jalan Pemimpin

Street level · 2026Q3

25th pct

—

— psm

Median

$2.65

$28.52 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +6% on a year earlier

2023Q4 · $25.91 psm2026Q3 · $28.52 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 L & Y Building

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 L & Y Building

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent; 1 unit for sale.

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.

Sale: 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.

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 L & Y Building?

Key takeawayURA has approved 3 changes of use at L & Y Building since 2000, most recently in 2021, and refused 1. 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.

11 Aug 2025RefusedFloor 1
Change of use: showroom → gym/fitness centre use
Proposed change of use of #01-XX from showroom to gym/fitness centre use at l & y building
17 Sept 2024RenewedFloor 1
Continued use as gym/fitness centre
Continued use of unit #01-XX as gym/fitness centre
6 Mar 2024RenewedFloor 1
Continued use as multiple food stalls with off-site delivery
Continued use of units #01-XX and #01-XX as multiple food stalls with off-site delivery
31 Mar 2021ApprovedFloor 1
Change of use to gym and fitness centre
Proposed change of use of unit #01-XX to gym and fitness centre
26 Mar 2021ApprovedFloor 1
Change of use to approved change of use of units #01-xx and #01-xx to multiple food stalls with o
Proposed amendment to approved change of use of units #01-XX and #01-XX to multiple food stalls with off-site delivery
24 Sept 2020ApprovedFloor 1
Change of use to multiple food stalls with off-site delivery
Proposed change of use of units #01-XX and #01-XX to multiple food stalls with off-site delivery

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 Pemimpin price?

Key takeawayJalan Pemimpin's current JTC street rent is S$28.52 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)

$1,091

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 L & Y Building right now?

Key takeaway5 units are currently listed at L & Y Building — 1 for sale and 4 for rent. One row per unit; several agents often market the same unit.

For sale (1)

L & Y BuildingS$4k · 1,752 sqft

For rent (4)

59 Jalan PemimpinS$10k/mo · 3,000 sqft
L & Y BuildingS$4k/mo · 1,752 sqft
L&Y BuildingS$3k/mo · 125 sqft
L&Y Building2 agentsS$4k/mo · 1,752 sqft

Browse every listing at this building →

What is near L & Y Building?

Key takeawayThe nearest MRT/LRT is Marymount MRT, about 442 m away.

Getting around

Marymount MRT442 m · ~7 min

Amenities nearby

Marymount View · 294 mEducational Institution · 371 mMarymount MRT Exit A · 454 mDA Clinic @ Bishan · 579 mBlk 320 Shunfu Road · 625 mMount Alvernia Hospital · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at L & Y Building

Key takeawayThe nearest station is Marymount (CC16), 442 m away — a moderately busy station, with about 17,000 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 88% of industrial buildings

nearest MRT/LRT Marymount (CC16) 442 m, about 17,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 4,857 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 39,000 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

Marymount (CC16)442 m · about 17,000 weekday taps
Bishan (NS17 / CC15)636 m · about 60,000 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 L & Y Building. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 4,857 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Binchang (URA)347 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 301-313 Shunfu Road (HDB)472 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 607 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.

Nearest URA season parking: Toa Payoh West, 1.8 km away, S$90/month.

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

Who's registered at L & Y Building?

Key takeaway114 live companies (and LLPs and branches; sole proprietors are not counted) list L & Y Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
33
Professional, scientific and technical services
24
Information and communications
20
Administrative and support services
8
Financial and insurance
7
Manufacturing
6
Accommodation and food services
4
Transportation and storage
4
Construction
3
Education
3

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$19.34 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$19.34 psm/mo
Observed range: S$9.46 – S$28.70
Pipeline on this street: 1 project · earliest TOP 2027

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 L & Y Building

Where is L & Y Building?⌄

L & Y Building is at 59 Jalan Pemimpin, Singapore 577218, in the Bishan planning area.

What is L & Y Building zoned as?⌄

L & Y Building 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 L & Y Building?⌄

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 L & Y Building?⌄

L & Y Building is 999-year leasehold. About 858 years remain on the lease.

What have units at L & Y Building sold for?⌄

Across 14 recorded transactions, the median is S$290 psf. The latest was in September 2018.

What does industrial space near L & Y Building rent for?⌄

JTC's rental returns for Jalan Pemimpin 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 Jalan Pemimpin, not a rent quoted for L & Y Building itself.

What is the nearest MRT station to L & Y Building?⌄

Marymount MRT is the closest, 442 m away (about a 7-minute walk).

How many businesses are registered at L & Y Building?⌄

128 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".

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, 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.