IndustrialBUSINESS 2LeaseholdDistrict 22 · Clementi

Lw Technocentre

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2026

Quick Summary

Lw Technocentre is a industrial building in District 22 · Clementi, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.0. It is leasehold with roughly 31 years remaining. 75 transactions are on record since 1995, at a median S$256 psf, most recently in Jun 2026. 8 units are currently listed for sale or rent. ACRA records 81 live company registrations at this address.

The facts are here — now get the verdict on Lw Technocentre.

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What are the key facts about Lw Technocentre?

Key takeawayLw Technocentre is a industrial building in District 22 · Clementi, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.0
Tenure: Leasehold
District / Area: District 22 · Clementi
Address: 31 Toh Guan Road East
Land area: 72,422 sqm
Completed: Not on record
Storeys: 8 (© OpenStreetMap contributors)
Strata units (MCST): 65
Managing agent: EXCELTEC PROPERTY MANAGEMENT PTE LTD
Strata formed: 2004 (MCST 2911)
Units with a recorded sale: At least 46
Listed as: Factory / Workshop (B2), Light Industrial (B1)
Transactions on record: 75 (records start 1995)
Live listings: 8
ACRA registrations: 81

About Lw Technocentre

Lw Technocentre is an industrial building in Clementi (District 22). It is located along Toh Guan Road East, Singapore 608608.

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

The site is leasehold, with about 31 years left to run. It sits on about 72,422 sqm of land with roughly 144,844 sqm of gross floor area.

75 transactions have been recorded here, at a median of S$256 psf. The most recent was in June 2026.

Across JTC's rental returns for Toh Guan Road East, the median rent for industrial space on this street works out to about S$1.86 psf per month over 93 observations. Observed medians on the street span S$0.99 to S$2.50 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 4.5 km away. The closest business-park zone is about 1.1 km away. The closest bus stop (Toh Guan Ctr) is 125 m away (about a 2-minute walk).

110 businesses are currently registered at this address with ACRA.

What is Lw Technocentre zoned as?

Key takeawayLw Technocentre sits on land zoned BUSINESS 2 with a gross plot ratio of 2.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.0

Run the full zoning report for this building →

What has Lw Technocentre sold for?

Key takeawayAcross 75 recorded transactions since 1995, the median price is about S$309k, most recently in Jun 2026.

Date	Use	Price	Area	PSF
Jun 2026	Multiple-user Factory	S$663k	1,679 sqft	$395
Jun 2026	Multiple-user Factory	S$553k	1,399 sqft	$395
Jun 2026	Multiple-user Factory	S$510k	1,292 sqft	$395
Apr 2026	Multiple-user Factory	S$560k	1,389 sqft	$403
Dec 2025	Multiple-user Factory	S$590k	1,464 sqft	$403
Aug 2025	Multiple-user Factory	S$575k	1,399 sqft	$411
Feb 2025	Multiple-user Factory	S$654k	1,453 sqft	$450
May 2024	Multiple-user Factory	S$697k	1,464 sqft	$476
Dec 2022	Multiple-user Factory	S$360k	1,464 sqft	$246
Oct 2022	Multiple-user Factory	S$450k	1,292 sqft	$348

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 Lw Technocentre rent for?

Key takeawayJTC publishes leases at Lw Technocentre itself: strata factory space leased at a median of $2.35 psf a month in 2026Q2, with the middle half of leases between $1.99 and $2.36. 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

$1.99

$21.46 psm

Median

$2.35

$25.34 psm

75th pct

$2.36

$25.37 psm

S$ per sq ft per month · median +7.8% on a year earlier

2023Q1 · $22.99 psm2026Q2 · $25.34 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 Toh Guan Road East

Street level · 2026Q3

25th pct

—

— psm

Median

$2.58

$27.75 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +22.9% on a year earlier

2023Q4 · $22.33 psm2026Q3 · $27.75 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 Lw Technocentre

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 Lw Technocentre

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent; 6 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 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 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 Lw Technocentre?

Key takeawayURA has approved 6 changes of use at Lw Technocentre 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.

20 May 2026ApprovedFloor 1
Change of use to warehouse
Proposed change of use of unit #01-XX to warehouse
14 Jun 2019ApprovedFloor 2
Change of use to warehouse
Proposed change of use of unit #02-XX to warehouse at lw technocentre
23 Nov 2015ApprovedFloor 1
Change of use to warehouse
Proposed change of use of factory unit #01-XX to warehouse at the existing 8-storey multiple-user clean & light industrial development at 31 toh guan road east - lw technocentre (clementi planning area)
26 May 2015ApprovedFloor 1
Change of use to general industry
Proposed change of use of unit #01-XX at existing 8-storey multiple-user clean & light industrial development to general industry (repair, packing and storage of pumps) at 31 toh guan road east - lw technocentre (clementi planning area)
18 Aug 2014ApprovedFloor 5
Change of use to industrial training
Proposed change of use of unit #05-XX at existing 8-storey multiple-user clean & light industrial development to industrial training at 31 toh guan road east (clementi planning area)
17 May 2013ApprovedFloor 1
Change of use to storage and fabrication work with ancillary office
Proposed change of use of unit #01-XX at existing 8-storey multiple-user clean & light industrial development to storage and fabrication work with ancillary office at lw technocentre

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 Toh Guan Road East price?

Key takeawayToh Guan Road East's current JTC street rent is S$27.75 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 7.8% (7.0% net of property tax).

Strata sales on the street (5y)

206

Street median PSF (strata)

$360

Indicative street yield

7.8% gross

7.0% 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 Lw Technocentre right now?

Key takeaway8 units are currently listed at Lw Technocentre — 6 for sale and 2 for rent. One row per unit; several agents often market the same unit.

For sale (6)

LW Techno CentreS$469k · 1,173 sqft
LW Techno CentreS$530k · 1,324 sqft
LW Technocentre2 agentsS$660k · 1,615 sqft
LW Technocentre2 agentsS$541k · 1,173 sqft

For rent (2)

LW Techno CentreS$4k/mo · 1,300 sqft
Toh Guan VicinityS$42k/mo · 16,500 sqft

Browse every listing at this building →

What is near Lw Technocentre?

Amenities nearby

Toh Guan Ctr · 125 mPlatinum Medical Centre @Dorm · 709 mEducational Institution · 821 mBusiness Park · 1.1 kmJurong Community Hospital · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Lw Technocentre

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Bukit Batok, 1.5 km away. No public car park we hold is within 500 m; the nearest is Blk 291F Bukit Batok Street 24 (HDB), 667 m away; the nearest URA season parking is Hillview Terrace, 1.8 km away (S$90/month).

Foot traffic: busier than 65% of industrial buildings

no MRT/LRT within 1 km (nearest Bukit Batok, 1.5 km); bus stops within 400 m: 6, about 7,489 taps a weekday; Clementi: 38,836 resident workers (Census 2020, by workplace); about 17,000 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.

Bus

6 bus stops within 400 m, with 7,489 boardings and alightings on an average weekday.

Who's registered at Lw Technocentre?

Key takeaway81 live companies (and LLPs and branches; sole proprietors are not counted) list Lw Technocentre as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
17
Manufacturing
13
Professional, scientific and technical services
13
Construction
12
Financial and insurance
8
Information and communications
6
Transportation and storage
4
Administrative and support services
2
Education
2
Real estate
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$20.05 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$20.05 psm/mo
Observed range: S$10.64 – S$26.90

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 Lw Technocentre

Where is Lw Technocentre?⌄

Lw Technocentre is at 31 Toh Guan Road East, Singapore 608608, in the Clementi planning area.

What is Lw Technocentre zoned as?⌄

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

What kind of business can operate at Lw Technocentre?⌄

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 Lw Technocentre?⌄

Lw Technocentre is leasehold. About 31 years remain on the lease.

What have units at Lw Technocentre sold for?⌄

Across 75 recorded transactions, the median is S$256 psf. The latest was in June 2026.

What does industrial space near Lw Technocentre rent for?⌄

JTC's rental returns for Toh Guan Road East put the median at about S$1.86 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Toh Guan Road East, not a rent quoted for Lw Technocentre itself.

How many businesses are registered at Lw Technocentre?⌄

110 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.

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), 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.