IndustrialBUSINESS 1999-year leaseholdDistrict 20 · Bishan

Lip Hing Industrial Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2026

Quick Summary

Lip Hing Industrial 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. 37 transactions are on record since 1995, at a median S$475 psf, most recently in Jun 2026. 1 unit is currently listed for rent. ACRA records 239 live company registrations at this address.

The facts are here — now get the verdict on Lip Hing Industrial Building.

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What are the key facts about Lip Hing Industrial Building?

Key takeawayLip Hing Industrial 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: 3 Pemimpin Drive
Land area: 3,025 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 36
Strata formed: 1986 (MCST 1188)
Units with a recorded sale: At least 24
Listed as: Light Industrial (B1)
Transactions on record: 37 (records start 1995)
Live listings: 1
ACRA registrations: 239

About Lip Hing Industrial Building

Lip Hing Industrial Building is an industrial building in Bishan (District 20). It is located along Pemimpin Drive, Singapore 576147.

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 3,025 sqm of land with roughly 7,562 sqm of gross floor area.

36 transactions have been recorded here, at a median of S$461 psf. The most recent was in February 2025.

Across JTC's rental returns for Pemimpin Drive, the median rent for industrial space on this street works out to about S$2.63 psf per month over 53 observations. Observed medians on the street span S$2.17 to S$3.13 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 6.2 km away. The nearest MRT is Marymount MRT, 512 m away (about a 8-minute walk). The closest bus stop (Marymount View) is 210 m away (about a 3-minute walk).

257 businesses are currently registered at this address with ACRA.

What is Lip Hing Industrial Building zoned as?

Key takeawayLip Hing Industrial 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 Lip Hing Industrial Building sold for?

Key takeawayAcross 37 recorded transactions since 1995, the median price is about S$820k, most recently in Jun 2026.

Date	Use	Price	Area	PSF
Jun 2026	Multiple-user Factory	S$1.23M	1,453 sqft	$846
Feb 2025	Multiple-user Factory	S$1.21M	1,389 sqft	$870
Dec 2024	Multiple-user Factory	S$1.10M	1,346 sqft	$818
May 2024	Multiple-user Factory	S$1.59M	1,991 sqft	$797
Jan 2024	Multiple-user Factory	S$1.00M	1,389 sqft	$720
Mar 2023	Multiple-user Factory	S$980k	1,346 sqft	$728
Nov 2022	Multiple-user Factory	S$1.07M	1,453 sqft	$736
Jul 2021	Multiple-user Factory	S$1.30M	1,991 sqft	$653
Jul 2021	Multiple-user Factory	S$958k	1,453 sqft	$659
Sept 2020	Multiple-user Factory	S$1.32M	1,991 sqft	$663

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 Lip Hing Industrial Building rent for?

Key takeawayJTC publishes leases at Lip Hing Industrial Building itself: strata factory space leased at a median of $2.09 psf a month in 2026Q2, with the middle half of leases between $2.07 and $2.17. 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

$2.07

$22.28 psm

Median

$2.09

$22.55 psm

75th pct

$2.17

$23.34 psm

S$ per sq ft per month

2021Q1 · $22.15 psm2026Q2 · $22.55 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 Pemimpin Drive

Street level · 2026Q3

25th pct

—

— psm

Median

$3.10

$33.36 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -0.8% on a year earlier

2023Q4 · $33.17 psm2026Q3 · $33.36 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 Lip Hing Industrial 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 Lip Hing Industrial Building

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

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings 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.

How does Pemimpin Drive price?

Key takeawayPemimpin Drive's current JTC street rent is S$33.36 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.1% (2.8% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$1,129

Indicative street yield

3.1% gross

2.8% 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 Lip Hing Industrial Building right now?

Key takeaway1 unit is currently listed at Lip Hing Industrial Building. One row per unit; several agents often market the same unit.

For rent (1)

Lip Hing Industrial Building2 agentsS$1k/mo · 250 sqft

Browse every listing at this building →

What is near Lip Hing Industrial Building?

Key takeawayThe nearest MRT/LRT is Marymount MRT, about 512 m away.

Getting around

Marymount MRT512 m · ~8 min

Amenities nearby

Marymount View · 210 mEducational Institution · 269 mMarymount MRT Exit A · 515 mBlk 320 Shunfu Road · 598 mOnecare Clinic Bishan · 605 mMount Alvernia Hospital · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Lip Hing Industrial Building

Key takeawayThe nearest station is Marymount (CC16), 512 m away — a moderately busy station, with about 17,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 88% of industrial buildings

nearest MRT/LRT Marymount (CC16) 512 m, about 17,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 5, about 5,056 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)512 m · about 17,000 weekday taps
Bishan (NS17 / CC15)678 m · about 60,000 weekday taps
Upper Thomson (TE8)959 m · about 21,000 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 Lip Hing Industrial Building. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 5,056 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Binchang (URA)355 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 290A Bishan Street 24 (HDB)440 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 852 car lots
Blk 275 Bishan Street 24 (HDB)473 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 363 car lots
Blk 301-313 Shunfu Road (HDB)480 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 607 car lots
Blk 25 Sin Ming Road (HDB)492 m
S$0.60 per half-hour at midday on a weekday · 149 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Toa Payoh West, 1.9 km away, S$90/month.

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

Who's registered at Lip Hing Industrial Building?

Key takeaway239 live companies (and LLPs and branches; sole proprietors are not counted) list Lip Hing Industrial Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
62
Professional, scientific and technical services
45
Other services
39
Accommodation and food services
18
Administrative and support services
17
Financial and insurance
15
Information and communications
14
Construction
12
Education
7
Transportation and storage
4

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$28.30 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$28.30 psm/mo
Observed range: S$23.36 – S$33.64

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 Lip Hing Industrial Building

Where is Lip Hing Industrial Building?⌄

Lip Hing Industrial Building is at 3 Pemimpin Drive, Singapore 576147, in the Bishan planning area.

What is Lip Hing Industrial Building zoned as?⌄

Lip Hing Industrial 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 Lip Hing Industrial 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 Lip Hing Industrial Building?⌄

Lip Hing Industrial Building is 999-year leasehold. About 858 years remain on the lease.

What have units at Lip Hing Industrial Building sold for?⌄

Across 36 recorded transactions, the median is S$461 psf. The latest was in February 2025.

What does industrial space near Lip Hing Industrial Building rent for?⌄

JTC's rental returns for Pemimpin Drive put the median at about S$2.63 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Pemimpin Drive, not a rent quoted for Lip Hing Industrial Building itself.

What is the nearest MRT station to Lip Hing Industrial Building?⌄

Marymount MRT is the closest, 512 m away (about a 8-minute walk).

How many businesses are registered at Lip Hing Industrial Building?⌄

257 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.

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 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.