IndustrialBUSINESS 2LeaseholdDistrict 25 · Sungei Kadut

Mandai Connection

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2026

Quick Summary

Mandai Connection 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 leasehold with roughly 16 years remaining. 383 transactions are on record since 1995, at a median S$296 psf, most recently in Oct 2026. 22 units are currently listed for sale or rent. ACRA records 483 live company registrations at this address.

The facts are here — now get the verdict on Mandai Connection.

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What are the key facts about Mandai Connection?

Key takeawayMandai Connection is a industrial building in District 25 · Sungei Kadut, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 25 · Sungei Kadut
Address: 7 Mandai Link
Land area: 22,366 sqm
Completed: 2015 (JTC industrial completions)
Storeys: 10 (© OpenStreetMap contributors)
Developer: SB (Mandai) Investment Pte Ltd (JTC industrial completions)
Strata units (MCST): 343
Managing agent: EDMUND TIE & COMPANY PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 2018 (MCST 4372)
Estate (JTC): Mandai Industrial Estate
Units with a recorded sale: At least 300
Listed as: Factory / Workshop (B2), Light Industrial (B1), Food & Beverage
Transactions on record: 383 (records start 1995)
Live listings: 22
ACRA registrations: 483

About Mandai Connection

Mandai Connection is an industrial building in Sungei Kadut (District 25). It is located along Mandai Link, Singapore 728653.

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 leasehold, with about 16 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 22,366 sqm of land with roughly 55,877 sqm of gross floor area.

382 transactions have been recorded here, at a median of S$296 psf. The most recent was in July 2026.

Across JTC's rental returns for Mandai Link, the median rent for industrial space on this street works out to about S$1.61 psf per month over 44 observations. Observed medians on the street span S$1.23 to S$3.04 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 6.9 km away. The closest business-park zone is about 794 m away. The closest bus stop (Aft Mandai Rd) is 197 m away (about a 3-minute walk).

617 businesses are currently registered at this address with ACRA.

What is Mandai Connection zoned as?

Key takeawayMandai Connection 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 Mandai Connection sold for?

Key takeawayAcross 383 recorded transactions since 1995, the median price is about S$510k, most recently in Oct 2026.

Date	Use	Price	Area	PSF
Oct 2026	Multiple-user Factory	S$575k	1,711 sqft	$336
Jul 2026	Multiple-user Factory	S$518k	1,711 sqft	$303
Mar 2026	Multiple-user Factory	S$530k	1,711 sqft	$310
Mar 2026	Multiple-user Factory	S$530k	1,711 sqft	$310
Mar 2026	Multiple-user Factory	S$528k	1,690 sqft	$312
Feb 2026	Multiple-user Factory	S$530k	1,711 sqft	$310
Nov 2025	Multiple-user Factory	S$600k	1,690 sqft	$355
Nov 2025	Multiple-user Factory	S$600k	1,711 sqft	$351
Sept 2025	Multiple-user Factory	S$500k	1,690 sqft	$296
Sept 2025	Multiple-user Factory	S$500k	1,711 sqft	$292

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 Mandai Connection rent for?

Key takeawayJTC publishes leases at Mandai Connection itself: strata factory space leased at a median of $2.71 psf a month in 2026Q3, with the middle half of leases between $2.59 and $2.84. 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

$2.59

$27.85 psm

Median

$2.71

$29.14 psm

75th pct

$2.84

$30.54 psm

S$ per sq ft per month · median +7.2% on a year earlier

2023Q4 · $27.22 psm2026Q3 · $29.14 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 Link

Street level · 2026Q3

25th pct

—

— psm

Median

$2.86

$30.82 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +5.4% on a year earlier

2023Q4 · $32.71 psm2026Q3 · $30.82 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 Mandai Connection

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 Mandai Connection

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 7 units for rent; 15 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 3 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 Mandai Connection?

Key takeawayURA has approved 8 changes of use at Mandai Connection since 2000, most recently in 2024. 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.

4 Jul 2025RenewedFloor 3
Continued use as industrial canteen
Continued use of unit #03-XX as industrial canteen
29 Oct 2024ApprovedFloor 3
Change of use to industrial canteen
Change of use of factory unit #03-XX to industrial canteen (extension to #03-XX industrial canteen use) and conversion of unit #03-XX industrial canteen to factory unit use
16 Apr 2024ApprovedFloor 3
Change of use to industrial canteen
Change of use of factory unit #03-XX to industrial canteen (extension to #03-XX industrial canteen use)
4 Jan 2024RenewedFloor 1
Change of use
Continued use of industrial canteen at unit #01-XX 0f existing 10-storey multiple-user ramp-up light industrial development
1 Jun 2021ApprovedFloor 3
Change of use to industrial use
Proposed change of use of unit #03-XX to industrial use
22 Jun 2020ApprovedFloor 3
Change of use: production → temporary ancillary industrial canteen
Change of use of unit #03-XX from production to temporary ancillary industrial canteen
5 Apr 2017RenewedFloor 1
Change of use
Continued use of industrial canteen at unit #01-XX 0f existing 10-storey multiple-user ramp-up light industrial development
13 Feb 2017ApprovedFloor 4
Change of use: production → warehouse
Change of use of the 4th storey (#04-XX) from production to warehouse
18 Apr 2016ApprovedFloor 5
Change of use to workshop
Change of use of units #05-XX, #05-XX & #05-XX of mandai connection to workshop (manufacturing of builders' carpentry and joinery
10 Feb 2016ApprovedFloor 5
Change of use to industrial training
Change of use of unit #05-XX of mandai connection to industrial training
30 Dec 2015ApprovedFloor 9
Change of use to industrial training
Change of use of unit #09-XX of mandai connection to industrial training

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 Link price?

Key takeawayMandai Link's current JTC street rent is S$30.82 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 10.6% (9.5% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$312

Indicative street yield

10.6% gross

9.5% 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 Mandai Connection right now?

Key takeaway22 units are currently listed at Mandai Connection — 15 for sale and 7 for rent. One row per unit; several agents often market the same unit.

For sale (15)

Mandai ConnectionS$540k · 1,700 sqft
Mandai ConnectionS$575k · 1,711 sqft
Mandai Connection2 agentsS$560k · 1,711 sqft
Mandai Connection4 agentsS$600k · 1,711 sqft

For rent (7)

Mandai ConnectionS$5k/mo · 1,711 sqft
Mandai ConnectionS$5k/mo · 1,711 sqft
Mandai ConnectionS$4k/mo · 1,511 sqft
Mandai Connection2 agentsS$18k/mo · 2,500 sqft

Browse every listing at this building →

What is near Mandai Connection?

Amenities nearby

Aft Mandai Rd · 197 mHealthserve (Mandai) Community Clinic · 220 mBusiness Park · 794 mEducational Institution · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Mandai Connection

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Yew Tee, 1.6 km away. One public car park is within 500 m.

Foot traffic: busier than 42% of industrial buildings

no MRT/LRT within 1 km (nearest Yew Tee, 1.6 km); bus stops within 400 m: 8, about 7,546 taps a weekday; Sungei Kadut: 20,753 resident workers (Census 2020, by workplace); about 4,140 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

8 bus stops within 400 m, with 7,546 boardings and alightings on an average weekday.

Public car parks within 500 m

Gali Batu Close Hvp (URA)486 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. Mandai Connection's own car park, if it has one, and its charges are not in the open data.

Who's registered at Mandai Connection?

Key takeaway483 live companies (and LLPs and branches; sole proprietors are not counted) list Mandai Connection as their registered address. These are registered businesses, not who occupies the space.

Construction
228
Manufacturing
77
Wholesale and retail trade
61
Professional, scientific and technical services
59
Administrative and support services
13
Accommodation and food services
13
Transportation and storage
10
Financial and insurance
8
Information and communications
5
Real estate
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$17.38 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$17.38 psm/mo
Observed range: S$13.21 – S$32.71

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 Mandai Connection

Where is Mandai Connection?⌄

Mandai Connection is at 7 Mandai Link, Singapore 728653, in the Sungei Kadut planning area.

What is Mandai Connection zoned as?⌄

Mandai Connection 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 Mandai Connection?⌄

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 Mandai Connection?⌄

Mandai Connection is leasehold. About 16 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Mandai Connection sold for?⌄

Across 382 recorded transactions, the median is S$296 psf. The latest was in July 2026.

What does industrial space near Mandai Connection rent for?⌄

JTC's rental returns for Mandai Link put the median at about S$1.61 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Mandai Link, not a rent quoted for Mandai Connection itself.

How many businesses are registered at Mandai Connection?⌄

617 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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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