M38
M38 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 freehold. 101 transactions are on record since 1995, most recently in May 2026. 15 units are currently listed for sale or rent. ACRA records 200 live company registrations at this address.
What are the key facts about M38?
- Asset class
- Industrial
- Land-use zone
- BUSINESS 1
- Gross plot ratio
- 2.5
- Tenure
- Freehold
- District / Area
- District 20 · Bishan
- Address
- 38 Jalan Pemimpin
- Land area
- 4,103 sqm
- Transactions on record
- 101 (records start 1995)
- Live listings
- 15
- ACRA registrations
- 200
About M38
M38 is an industrial building in Bishan (District 20). It is located along Jalan Pemimpin, Singapore 577178.
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 freehold. It sits on about 4,103 sqm of land with roughly 10,341 sqm of gross floor area.
101 transactions have been recorded here, at a median of S$853 psf. The most recent was in May 2026.
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 6.6 km away. The closest business-park zone is about 5.0 km away. The nearest MRT is Marymount MRT, 248 m away (about a 4-minute walk). The closest bus stop (Bosch) is 134 m away (about a 2-minute walk).
200 businesses are currently registered at this address with ACRA.
What is M38 zoned as?
- Land-use zone
- BUSINESS 1
- Gross plot ratio
- 2.5
What has M38 sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| May 2026 | Multiple-user Factory | S$2.40M | 2,228 sqft | $1,077 |
| May 2026 | Multiple-user Factory | S$3.45M | 2,820 sqft | $1,223 |
| May 2026 | Multiple-user Factory | S$3.55M | 2,906 sqft | $1,221 |
| Jan 2026 | Multiple-user Factory | S$4.10M | 2,842 sqft | $1,443 |
| Apr 2025 | Multiple-user Factory | S$2.70M | 2,433 sqft | $1,110 |
| Apr 2025 | Multiple-user Factory | S$1.80M | 1,830 sqft | $984 |
| Feb 2025 | Multiple-user Factory | S$2.03M | 1,830 sqft | $1,109 |
| Jul 2024 | Multiple-user Factory | S$1.80M | 1,658 sqft | $1,086 |
| May 2024 | Multiple-user Factory | S$1.85M | 1,668 sqft | $1,109 |
| May 2024 | Multiple-user Factory | S$2.19M | 1,830 sqft | $1,200 |
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.
How does Jalan Pemimpin price?
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 M38 right now?
For sale (5)
- M382 agentsS$3.20M · 2,498 sqft
- M382 agentsS$1.95M · 1,722 sqft
- M382 agentsS$2.20M · 1,722 sqft
- M382 agentsS$4.60M · 3,229 sqft
For rent (10)
- M382 agentsS$6k/mo · 2,044 sqft
- M382 agentsS$12k/mo · 2,174 sqft
- M388 agentsS$5k/mo · 1,722 sqft
- M382 agentsS$5k/mo · 1,722 sqft
What is near M38?
Getting around
- Marymount MRT248 m · ~4 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at M38?
- Live registrations
- 200
- Registered last 3 years
- 52
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.
What does industrial space rent for on this street?
- 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 M38
Where is M38?⌄
M38 is at 38 Jalan Pemimpin, Singapore 577178, in the Bishan planning area.
What is M38 zoned as?⌄
M38 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 M38?⌄
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 M38?⌄
M38 is freehold.
What have units at M38 sold for?⌄
Across 101 recorded transactions, the median is S$853 psf. The latest was in May 2026.
What does industrial space near M38 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 M38 itself.
What is the nearest MRT station to M38?⌄
Marymount MRT is the closest, 248 m away (about a 4-minute walk).
How many businesses are registered at M38?⌄
200 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.
The facts are here — now get the verdict on M38.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.