IndustrialBUSINESS 1LeaseholdDistrict 25 · Woodlands

Mega@Woodlands

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Mega@Woodlands is a industrial building in District 25 · Woodlands, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 18 years remaining. ACRA records 959 live company registrations at this address.

The facts are here — now get the verdict on Mega@Woodlands.

Ask PropKaki

What are the key facts about Mega@Woodlands?

Key takeawayMega@Woodlands is a industrial building in District 25 · Woodlands, zoned BUSINESS 1, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 25 · Woodlands
Address: —
Land area: 39,229 sqm
Completed: Not on record
Storeys: 8 (© OpenStreetMap contributors)
Developer: Wee Hur Holdings Ltd (per CommercialGuru)
Strata units (MCST): 512
Strata formed: 2019 (MCST 4671)
Estate (JTC): Sembawang Industrial Estate
Transactions on record: None recorded
Live listings: None
ACRA registrations: 959

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

What are the specs at Mega@Woodlands?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Floor-to-floor height: 5.95 m; 1ST STOREY 5.95; Source: the developer's sales brochure
Floor loading: 12.5 kN/m²; 1ST STOREY 12.5; 2ND STOREY 12.5; 3RD TO 6TH STOREY 12.5; 7TH STOREY 12.5; other 7.5; Source: the developer's sales brochure
40-ft container access: Yes; Source: the developer's sales brochure
Facilities: canteen / food outlets; Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Mega@Woodlands?

Key takeawayWe hold the developer's sales-brochure floor plans for Mega@Woodlands — 1 plan, linked to 224 of the 257 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

1st storey

Units with a plan: 224 · 1,701 sq ft – 6,082 sq ft (recorded sales)

Source: developer's sales brochure.

About Mega@Woodlands

Mega@Woodlands is an industrial building in Woodlands (District 25). It is located along Woodlands Avenue 12, Singapore 737856.

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 leasehold, with about 18 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 39,229 sqm of land with roughly 98,063 sqm of gross floor area.

Across JTC's rental returns for Woodlands Avenue 12, the median rent for industrial space on this street works out to about S$3.02 psf per month over 8 observations. Observed medians on the street span S$2.10 to S$3.27 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 3.5 km away. The nearest MRT is Admiralty MRT, 708 m away (about a 11-minute walk). The closest bus stop (Blk 691D) is 169 m away (about a 3-minute walk).

1,119 businesses are currently registered at this address with ACRA.

What is Mega@Woodlands zoned as?

Key takeawayMega@Woodlands 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 does space at Mega@Woodlands rent for?

Key takeawayNo rent is published for Mega@Woodlands itself. On its street, Woodlands Avenue 12, strata factory space rented at a median of $2.93 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Woodlands Avenue 12

Street level · 2026Q3

25th pct

—

— psm

Median

$2.93

$31.52 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +39.2% on a year earlier

2024Q3 · $29.68 psm2026Q3 · $31.52 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 Mega@Woodlands

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.

What's been approved at Mega@Woodlands?

Key takeawayURA has approved 13 changes of use at Mega@Woodlands since 2000, most recently in 2025, and refused 2. 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.

1 Apr 2026RenewedFloor 1
Continued use as industrial canteens
Continued use of two units #01-XX & #01-XX as industrial canteens at the 8-storey multiple-user clean, light and general industrial factory development
20 Mar 2026RenewedFloor 8
Continued use as general industry
Continued use of factory unit #08-XX as general industry
3 Jun 2025ApprovedFloor 8
Change of use to core media activities
Proposed change of use of units #08-XX and #08-XX to core media activities
20 Jan 2025ApprovedFloor 8
Change of use to light industry use
Proposed change of use of unit #08-XX to light industry use
8 Aug 2024RenewedFloor 8
Continued use as e-business
Continued use of factory units #08-XX & #08-XX as e-business
3 Jan 2024ApprovedFloor 1
Change of use to students care centre
Proposed change of use of unit #01-XX to students care centre
11 Jul 2023RenewedFloor 1
Continued use as laundromat
Continued use of #01-XX as laundromat at mega@woodlands
7 Mar 2023ApprovedFloor 1
Change of use to childcare centre
Propsoed change of use of light industrial factory unit #01-XX to childcare centre
1 Dec 2021ApprovedFloor 8
Change of use to general industry
Proposed change of use of factory unit #08-XX to general industry
6 Sept 2021RenewedFloor 1
Continued use as minimart with a small area for barbershop
Continued use of #01-XX as minimart with a small area for barbershop
12 Aug 2021RenewedFloor 8
Continued use as e-business
Continued use of factory units #08-XX & #08-XX as e-business
17 Jun 2021RenewedFloor 1
Continued use as temporary industrial canteens
Continued use of two units #01-XX & #01-XX as temporary industrial canteens at the 8-storey multiple-user clean, light and general industrial factory development

13 earlier change-of-use and A&A decisions are on record since 2000.

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 Woodlands Avenue 12 price?

Key takeawayWoodlands Avenue 12's current JTC street rent is S$31.52 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 6.3% (5.7% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$559

Indicative street yield

6.3% gross

5.7% 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 near Mega@Woodlands?

Key takeawayThe nearest MRT/LRT is Admiralty MRT, about 708 m away.

Getting around

Admiralty MRT708 m · ~11 min

Amenities nearby

Blk 691D · 169 mEducational Institution · 206 mFrontier Medical Associates (Admiralty) · 296 mAdmiralty MRT Exit D · 667 mKampung Admiralty Hawker Centre · 704 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Mega@Woodlands

Key takeawayThe nearest station is Admiralty (NS10), 668 m away — one of the busiest stations, with about 84,000 taps in and out on an average weekday. 7 public car parks are within 500 m.

Foot traffic: busier than 87% of industrial buildings

nearest MRT/LRT Admiralty (NS10) 668 m, about 84,000 taps a weekday; bus stops within 400 m: 6, about 5,292 taps a weekday; Woodlands: 43,797 resident workers (Census 2020, by workplace); about 65,000 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

Admiralty (NS10)668 m · about 84,000 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 Mega@Woodlands. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 5,292 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 694 Woodlands Drive 62 (HDB)199 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 313 car lots
Blk 691 Woodlands Drive 73 (HDB)296 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 333 car lots
Blk 685 Woodlands Drive 73 (HDB)337 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m
Blk 693 Woodlands Avenue 6 (HDB)346 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 322 car lots
Blk 687 Woodlands Drive 75 (HDB)355 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 452 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: Woodlands East Industr Ial Estate, 1.4 km away, S$90/month.

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

Who's registered at Mega@Woodlands?

Key takeaway959 live companies (and LLPs and branches; sole proprietors are not counted) list Mega@Woodlands as their registered address. These are registered businesses, not who occupies the space.

Construction
302
Wholesale and retail trade
193
Manufacturing
105
Professional, scientific and technical services
84
Other services
59
Administrative and support services
51
Information and communications
44
Accommodation and food services
34
Transportation and storage
32
Financial and insurance
29

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$32.47 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$32.47 psm/mo
Observed range: S$22.64 – S$35.20

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 Mega@Woodlands

Where is Mega@Woodlands?⌄

Mega@Woodlands is at Woodlands Avenue 12, Singapore 737856, in the Woodlands planning area.

What is Mega@Woodlands zoned as?⌄

Mega@Woodlands 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 Mega@Woodlands?⌄

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 Mega@Woodlands?⌄

Mega@Woodlands is leasehold. About 18 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

Have there been any recorded transactions at Mega@Woodlands?⌄

No caveats have been lodged for Mega@Woodlands in the records we track. That is common for single-owner industrial buildings, which never generate strata transactions.

What does industrial space near Mega@Woodlands rent for?⌄

JTC's rental returns for Woodlands Avenue 12 put the median at about S$3.02 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Woodlands Avenue 12, not a rent quoted for Mega@Woodlands itself.

What is the nearest MRT station to Mega@Woodlands?⌄

Admiralty MRT is the closest, 708 m away (about a 11-minute walk).

How many businesses are registered at Mega@Woodlands?⌄

1,119 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.

Developer: as CommercialGuru names it, not checked against an official record.

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.

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.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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 CommercialGuru, BCA's MCST register, JTC estate boundaries, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — 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.