IndustrialBUSINESS 1LeaseholdDistrict 19 · Hougang

Mode Circle Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2006

Quick Summary

Mode Circle Building is a industrial building in District 19 · Hougang, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold. 2 transactions are on record since 1995, most recently in Jun 2006. 1 unit is currently listed for sale. ACRA records 36 live company registrations at this address.

The facts are here — now get the verdict on Mode Circle Building.

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What are the key facts about Mode Circle Building?

Key takeawayMode Circle Building is a industrial building in District 19 · Hougang, zoned BUSINESS 1, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 85 Defu Lane 10
Land area: 5,000 sqm
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Owner: Mapletree Logistics Trust (SGX filings)
Net lettable area: 108,457 sq ft (the owner's annual report (as filed on SGX))
Estate (JTC): Defu Industrial Estate
Listed as: Light Industrial (B1)
Transactions on record: 2 (records start 1995)
Live listings: 1
ACRA registrations: 36

Who owns Mode Circle Building, and what is it valued at?

Key takeawayMode Circle Building is owned by Mapletree Logistics Trust, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

85 Defu Lane 10

Valued at S$14.7 million as at 31 Mar 2026, by Savills Valuation and Professional Services (S) Pte Ltd.

per Mapletree Logistics Trust's SGX filing, 30 Apr 2026

Earlier: S$14.3 million (31 Mar 2025) · S$14.2 million (31 Mar 2024) · S$14.2 million (31 Mar 2023)

85 Defu Lane 10: Mapletree Logistics Trust's annual report (2025)

Occupancy: 79% (as of 31 Mar 2026)
Land tenure: 30+30 years

per Mapletree Logistics Trust's annual report (SGX), 19 Jun 2026, page 117

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

About Mode Circle Building

Mode Circle Building is an industrial building in Hougang (District 19). It is located along Defu Lane 10, Singapore 539218.

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 0 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 5,000 sqm of land with roughly 12,500 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$192 psf. The most recent was in June 2006.

Across JTC's rental returns for Defu Lane 10, the median rent for industrial space on this street works out to about S$1.50 psf per month over 26 observations. Observed medians on the street span S$0.14 to S$2.27 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 6.8 km away. The closest business-park zone is about 784 m away. The closest bus stop (Blk 172) is 126 m away (about a 2-minute walk).

41 businesses are currently registered at this address with ACRA.

What is Mode Circle Building zoned as?

Key takeawayMode Circle Building 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 Mode Circle Building sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jun 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2006	Single-user Factory	S$17.00M	53,821 sqft	$316
Apr 2005	Single-user Factory	S$3.65M	53,821 sqft	$68

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 Mode Circle Building rent for?

Key takeawayNo rent is published for Mode Circle Building itself. On its street, Defu Lane 10, strata factory space rented at a median of $2.25 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 Defu Lane 10

Street level · 2026Q3

25th pct

—

— psm

Median

$2.25

$24.22 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2022Q3 · $18.03 psm2026Q3 · $24.22 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 Mode Circle Building

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 Mode Circle Building

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

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 Mode Circle Building?

Key takeawayURA has approved 1 change of use at Mode Circle Building since 2000, most recently in 2026. 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.

22 Apr 2026ApprovedFloor 4
Change of use to self-storage
Proposed change of use of part of 4th storey premises (unit #04-XX) of the existing 6-storey industrial building to self-storage

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).

What is available at Mode Circle Building right now?

Key takeaway1 unit is currently listed at Mode Circle Building. One row per unit; several agents often market the same unit.

For sale (1)

Defu B1 Industrial Landed PropertyS$20.00M · 110,114 sqft

Browse every listing at this building →

What is near Mode Circle Building?

Amenities nearby

Blk 172 · 126 mSingapore Family Clinic & Surgery (Hougang) · 339 mEducational Institution · 358 mBlk 105 Hougang Ave 1 · 477 mBusiness Park · 784 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Mode Circle Building

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Kovan, 1.3 km away. 11 public car parks are within 500 m.

Foot traffic: busier than 62% of industrial buildings

no MRT/LRT within 1 km (nearest Kovan, 1.3 km); bus stops within 400 m: 6, about 13,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 23,000 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.

Bus

6 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 174A-174D Hougang Avenue 1 (HDB)150 m
S$0.60 per half-hour at midday on a weekday · 154 car lots
Blk 172A Hougang Avenue 1 (HDB)174 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 823 car lots
Blk 176 Hougang Street 13 (HDB)194 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 288 car lots
Blk 166A Hougang Avenue 1 (HDB)277 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 316 car lots
Blk 1 To 32, 37 To 38 Defu Lane 10 (JTC)322 m

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: Simon Road-Kovan Road Area, 1.5 km away, S$90/month.

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

Who's registered at Mode Circle Building?

Key takeaway36 live companies (and LLPs and branches; sole proprietors are not counted) list Mode Circle Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
8
Other services
8
Construction
6
Financial and insurance
5
Accommodation and food services
3
Manufacturing
2
Administrative and support services
2
Professional, scientific and technical services
1
Transportation and storage
1
Real estate
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$16.15 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$16.15 psm/mo
Observed range: S$1.49 – S$24.47

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 Mode Circle Building

Where is Mode Circle Building?⌄

Mode Circle Building is at 85 Defu Lane 10, Singapore 539218, in the Hougang planning area.

What is Mode Circle Building zoned as?⌄

Mode Circle Building 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 Mode Circle Building?⌄

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 Mode Circle Building?⌄

Mode Circle Building is leasehold. About 0 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Mode Circle Building sold for?⌄

Across 2 recorded transactions, the median is S$192 psf. The latest was in June 2006.

What does industrial space near Mode Circle Building rent for?⌄

JTC's rental returns for Defu Lane 10 put the median at about S$1.50 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Defu Lane 10, not a rent quoted for Mode Circle Building itself.

How many businesses are registered at Mode Circle Building?⌄

41 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.

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.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

Net lettable area: as the owner's latest annual report prints it (sq m converted to sq ft where needed).

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 estate boundaries, URA planning decisions, the owner's SGX filings, the owner's annual report (as filed on SGX), HDB car park information (data.gov.sg), PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.