IndustrialBUSINESS 1LeaseholdDistrict 20 · Bishan

Midview City

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2023

Quick Summary

Midview City 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 leasehold with roughly 42 years remaining. 3 transactions are on record since 1995, most recently in Jun 2023. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Midview City.

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What are the key facts about Midview City?

Key takeawayMidview City is a industrial building in District 20 · Bishan, zoned BUSINESS 1, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 20 · Bishan
Address: 38 Sin Ming Lane
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata units (MCST): 920
Strata formed: 2011
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 0

About Midview City

Midview City is an industrial estate in Bishan (District 20). It is located along Sin Ming Lane, Singapore 573957.

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 42 years left to run.

3 transactions have been recorded here, at a median of S$460 psf. The most recent was in June 2023.

Across JTC's rental returns for Sin Ming Lane, the median rent for industrial space on this street works out to about S$2.57 psf per month over 20 observations. Observed medians on the street span S$1.97 to S$2.76 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 5.9 km away. The nearest MRT is Bright Hill MRT, 379 m away (about a 6-minute walk). The closest bus stop (Ai Tong Sch) is 194 m away (about a 3-minute walk).

What is Midview City zoned as?

Key takeawayMidview City 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 has Midview City sold for?

Key takeaway3 transactions are on record since 1995, most recently in Jun 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2023	Multiple-user Factory	S$5.00M	9,085 sqft	$550
Sept 2014	Multiple-user Factory	S$4.18M	9,085 sqft	$460
May 2011	Multiple-user Factory	S$3.50M	9,085 sqft	$385

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 Midview City rent for?

Key takeawayJTC publishes leases at Midview City itself: strata factory space leased at a median of $2.80 psf a month in 2026Q3, with the middle half of leases between $2.60 and $3.50. 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

$2.60

$28.00 psm

Median

$2.80

$30.09 psm

75th pct

$3.50

$37.67 psm

S$ per sq ft per month · median +4.6% on a year earlier

2023Q4 · $27.93 psm2026Q3 · $30.09 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 Sin Ming Lane

Street level · 2026Q3

25th pct

—

— psm

Median

$2.80

$30.09 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +4.6% on a year earlier

2023Q4 · $27.92 psm2026Q3 · $30.09 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 Midview City

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 Midview City?

Key takeawayURA has approved 1 change of use at Midview City since 2000, most recently in 2018. 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.

3 Aug 2018Approved
Change of use to e-business
Proposed change of use of the 3-storey single user industrial terrace factory to e-business at midview city
18 Mar 2011Approved
Additions & alterations
Prop a/a to extg 8-sty multiple-user light industrial factory bldgs (910 units) involving conversion of the extg strata c park lots on 1st sty to useable area and c/use from light industry to showroom use for unit.....

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 Sin Ming Lane price?

Key takeawaySin Ming Lane's current JTC street rent is S$30.09 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 5.2% (4.6% net of property tax).

Strata sales on the street (5y)

238

Street median PSF (strata)

$582

Indicative street yield

5.2% gross

4.6% 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 Midview City?

Key takeawayThe nearest MRT/LRT is Bright Hill MRT, about 379 m away.

Getting around

Bright Hill MRT379 m · ~6 min

Amenities nearby

Educational Institution · 14 mAi Tong Sch · 194 mDr Panda Medical Centre · 209 mBright Hill MRT Exit 3 · 285 mBlk 320 Shunfu Road · 956 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Midview City

Key takeawayThe nearest station is Bright Hill (TE7), 284 m away — a quiet station, with about 15,000 taps in and out on an average weekday. 6 public car parks are within 500 m.

Foot traffic: busier than 85% of industrial buildings

nearest MRT/LRT Bright Hill (TE7) 284 m, about 15,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 4,479 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 29,000 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

Bright Hill (TE7)284 m · about 15,000 weekday taps
Upper Thomson (TE8)510 m · about 21,000 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 Midview City. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 4,479 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 401-408 Sin Ming Avenue (HDB)281 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 320 car lots
Blk 448A Bright Hill Drive (HDB)325 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 424 car lots
Blk 441-455 Sin Ming Avenue/Bright Hill Drive (HDB)335 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 560 car lots
Blk 410A Sin Ming Avenue (HDB)413 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 200 car lots
Sin Ming Drive (URA)439 m
S$0.60 per half-hour at midday on a weekday · 30 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Sembawang Hill Estate, 1.5 km away, S$90/month.

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

Who's registered at Midview City?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Midview City as their registered address. These are registered businesses, not who occupies the space.

Transportation and storage
0
Industry not stated
0

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$27.63 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$27.63 psm/mo
Observed range: S$21.21 – S$29.69

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 Midview City

Where is Midview City?⌄

Midview City is at 38 Sin Ming Lane, Singapore 573957, in the Bishan planning area.

What is Midview City zoned as?⌄

Midview City 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 Midview City?⌄

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 Midview City?⌄

Midview City is leasehold. About 42 years remain on the lease.

What have units at Midview City sold for?⌄

Across 3 recorded transactions, the median is S$460 psf. The latest was in June 2023.

What does industrial space near Midview City rent for?⌄

JTC's rental returns for Sin Ming Lane put the median at about S$2.57 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Sin Ming Lane, not a rent quoted for Midview City itself.

What is the nearest MRT station to Midview City?⌄

Bright Hill MRT is the closest, 379 m away (about a 6-minute walk).

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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.

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.

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), LTA DataMall passenger volumes, 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.