IndustrialBUSINESS 2FreeholdDistrict 25 · Sungei Kadut

M-Space

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

M-Space is a industrial building in District 25 · Sungei Kadut, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 172 transactions are on record since 1995, at a median S$664 psf, most recently in Sept 2026. 7 units are currently listed for sale or rent. ACRA records 213 live company registrations at this address.

The facts are here — now get the verdict on M-Space.

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What are the key facts about M-Space?

Key takeawayM-Space is a industrial building in District 25 · Sungei Kadut, zoned BUSINESS 2, held freehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Freehold
District / Area: District 25 · Sungei Kadut
Address: 6d Mandai Estate
Land area: 6,913 sqm
Completed: 2014 (JTC industrial completions)
Storeys: Not on record
Developer: Lian Beng-Centurion (Mandai) Pte Ltd (JTC industrial completions)
Strata units (MCST): 142
Managing agent: ASIA PROPERTIES & ASSETS CONSULTANCY PTE LTD
Strata formed: 2015 (MCST 4176)
Units with a recorded sale: At least 121
Listed as: Factory / Workshop (B2), Light Industrial (B1)
Transactions on record: 172 (records start 1995)
Live listings: 7
ACRA registrations: 213

About M-Space

M-Space is an industrial building in Sungei Kadut (District 25). It is located along Mandai Estate, Singapore 729938.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is freehold. It sits on about 6,913 sqm of land with roughly 17,284 sqm of gross floor area.

170 transactions have been recorded here, at a median of S$662 psf. The most recent was in June 2026.

Across JTC's rental returns for Mandai Estate, the median rent for industrial space on this street works out to about S$1.36 psf per month over 102 observations. Observed medians on the street span S$0.59 to S$2.19 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 11,950 sqm of gross floor area, the earliest due around 2027.

The nearest port or airport land is about 7.0 km away. The closest business-park zone is about 977 m away. The closest bus stop (Aft Mandai Est) is 155 m away (about a 2-minute walk).

294 businesses are currently registered at this address with ACRA.

What is M-Space zoned as?

Key takeawayM-Space sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has M-Space sold for?

Key takeawayAcross 172 recorded transactions since 1995, the median price is about S$926k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Multiple-user Factory	S$2.02M	1,668 sqft	$1,209
Sept 2026	Multiple-user Factory	S$1.42M	1,313 sqft	$1,081
Jun 2026	Multiple-user Factory	S$1.30M	1,259 sqft	$1,032
Sept 2025	Multiple-user Factory	S$1.32M	1,259 sqft	$1,047
May 2025	Multiple-user Factory	S$1.16M	1,152 sqft	$1,007
Mar 2025	Multiple-user Factory	S$1.58M	1,744 sqft	$906
Nov 2024	Multiple-user Factory	S$1.21M	1,399 sqft	$865
Sept 2024	Multiple-user Factory	S$1.48M	1,216 sqft	$1,217
Sept 2024	Multiple-user Factory	S$1.44M	1,485 sqft	$968
Aug 2024	Multiple-user Factory	S$1.40M	1,216 sqft	$1,151

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 M-Space rent for?

Key takeawayJTC publishes leases at M-Space itself: strata factory space leased at a median of $2.59 psf a month in 2026Q3, with the middle half of leases between $2.27 and $2.94. 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 · 2026Q3

25th pct

$2.27

$24.43 psm

Median

$2.59

$27.93 psm

75th pct

$2.94

$31.63 psm

S$ per sq ft per month · median -5.3% on a year earlier

2023Q3 · $24.71 psm2026Q3 · $27.93 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 Mandai Estate

Street level · 2026Q3

25th pct

—

— psm

Median

$2.12

$22.86 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -2.9% on a year earlier

2023Q4 · $21.64 psm2026Q3 · $22.86 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 M-Space

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 M-Space

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 5 units for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 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 M-Space?

Key takeawayURA has approved 3 changes of use at M-Space since 2000, most recently in 2024, and refused 3. 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 Feb 2024ApprovedFloor 9
Change of use to food processing
Change of use of factory unit #09-XX to food processing (coffee)
6 May 2021RefusedFloor 1
Continued use as mini-mart
Continued use of factory unit #01-XX as mini-mart
11 Sept 2019RenewedFloor 1
Continued use as mini-mart
Continued use of factory unit #01-XX as mini-mart
14 Aug 2018RenewedFloor 1
Continued use as mini-mart
Continued use of factory unit #01-XX as mini-mart
31 Jul 2017RenewedFloor 1
Continued use as mini-mart
Continued use of factory unit #01-XX as mini-mart
16 Sept 2016RenewedFloor 1
Continued use as mini-mart
Continued use of factory unit #01-XX as mini-mart
2 Sept 2016RefusedFloor 1
Continued use as mini-mart
Continued use of factory unit #01-XX as mini-mart
19 Nov 2015ApprovedFloor 1
Change of use to mini-mart
Continue use of factory unit #01-XX as mini-mart
30 Sept 2015RefusedFloor 1
Change of use to mini-mart
Continue use of factory unit #01-XX as mini-mart
1 Jul 2014ApprovedFloor 1
Change of use to mini-mart
Retention of use of factory unit #01-XX as mini-mart

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 Mandai Estate price?

Key takeawayMandai Estate's current JTC street rent is S$22.86 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.2% (2.8% net of property tax).

Strata sales on the street (5y)

208

Street median PSF (strata)

$913

Indicative street yield

3.2% 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 M-Space right now?

Key takeaway7 units are currently listed at M-Space — 2 for sale and 5 for rent. One row per unit; several agents often market the same unit.

For sale (2)

M-Space2 agentsS$1.44M · 1,313 sqft
M-Space2 agentsS$2.00M · 1,668 sqft

For rent (5)

M-SpaceS$5k/mo · 1,216 sqft
M-Space3 agentsS$4k/mo · 1,364 sqft
M-SpaceS$4k/mo · 1,206 sqft
M-Space2 agentsS$4k/mo · 1,800 sqft

Browse every listing at this building →

What is near M-Space?

Amenities nearby

Healthserve (Mandai) Community Clinic · 125 mAft Mandai Est · 155 mBusiness Park · 977 mEducational Institution · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at M-Space

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Yew Tee, 1.5 km away. One public car park is within 500 m.

Foot traffic: busier than 43% of industrial buildings

no MRT/LRT within 1 km (nearest Yew Tee, 1.5 km); bus stops within 400 m: 7, about 8,518 taps a weekday; Sungei Kadut: 20,753 resident workers (Census 2020, by workplace); about 7,421 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

7 bus stops within 400 m, with 8,518 boardings and alightings on an average weekday.

Public car parks within 500 m

Gali Batu Close Hvp (URA)251 m

Nearest URA season parking: Sungei Kadut Area, 1.1 km away, S$90/month.

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

Who's registered at M-Space?

Key takeaway213 live companies (and LLPs and branches; sole proprietors are not counted) list M-Space as their registered address. These are registered businesses, not who occupies the space.

Construction
103
Professional, scientific and technical services
24
Manufacturing
22
Wholesale and retail trade
19
Administrative and support services
9
Real estate
8
Information and communications
6
Other services
5
Financial and insurance
5
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$14.61 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$14.61 psm/mo
Observed range: S$6.38 – S$23.54
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 M-Space

Where is M-Space?⌄

M-Space is at 6D Mandai Estate, Singapore 729938, in the Sungei Kadut planning area.

What is M-Space zoned as?⌄

M-Space is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at M-Space?⌄

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 M-Space?⌄

M-Space is freehold.

What have units at M-Space sold for?⌄

Across 170 recorded transactions, the median is S$662 psf. The latest was in June 2026.

What does industrial space near M-Space rent for?⌄

JTC's rental returns for Mandai Estate put the median at about S$1.36 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Mandai Estate, not a rent quoted for M-Space itself.

How many businesses are registered at M-Space?⌄

294 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

Completion year: the first quarter JTC records a TOP (Temporary Occupation Permit) at this address. JTC lists major industrial projects (7,000 sqm and up) from 2013; where an older building stood on the site, this is the current building's year.

Developer: as named on JTC's completion record, often the project company rather than the listed group.

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".

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 JTC industrial completions, BCA's MCST register, URA planning decisions, URA car park data (URA Data Service), 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.