IndustrialBUSINESS 1District 3 · Bukit Merah

Ntuc Income Henderson Industrial Building

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Ntuc Income Henderson Industrial Building is a industrial building in District 3 · Bukit Merah, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. ACRA records 247 live company registrations at this address.

The facts are here — now get the verdict on Ntuc Income Henderson Industrial Building.

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What are the key facts about Ntuc Income Henderson Industrial Building?

Key takeawayNtuc Income Henderson Industrial Building is a industrial building in District 3 · Bukit Merah, zoned BUSINESS 1.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 3 · Bukit Merah
Address: —
Land area: 7,753 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 115
Managing agent: CBRE PTE LTD
Strata formed: 2016 (MCST 4374)
Transactions on record: None recorded
Live listings: None
ACRA registrations: 247

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.

About Ntuc Income Henderson Industrial Building

Ntuc Income Henderson Industrial Building is an industrial building in Bukit Merah (District 03). It is located along Henderson Road, Singapore 159545.

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.

It sits on about 7,753 sqm of land with roughly 19,381 sqm of gross floor area.

Across JTC's rental returns for Henderson Road, 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$0.86 to S$2.43 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 2.2 km away. The closest business-park zone is about 1.1 km away. The nearest MRT is Redhill MRT, 869 m away (about a 14-minute walk). The closest bus stop (Blk 119) is 147 m away (about a 2-minute walk).

259 businesses are currently registered at this address with ACRA.

What is Ntuc Income Henderson Industrial Building zoned as?

Key takeawayNtuc Income Henderson Industrial 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 does space at Ntuc Income Henderson Industrial Building rent for?

Key takeawayNo rent is published for Ntuc Income Henderson Industrial Building itself. On its street, Henderson Road, strata factory space rented at a median of $2.29 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 Henderson Road

Street level · 2026Q3

25th pct

—

— psm

Median

$2.29

$24.67 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +4.3% on a year earlier

2023Q4 · $24.76 psm2026Q3 · $24.67 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 Ntuc Income Henderson Industrial 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.

What's been approved at Ntuc Income Henderson Industrial Building?

Key takeawayURA has approved 8 changes of use at Ntuc Income Henderson Industrial Building since 2000, most recently in 2024, and refused 1. 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.

14 Aug 2024ApprovedFloors 7, 8
Change of use
Retention of use of production units #07-XX, #07-XX, #08-XX & #08-XX for industrial training at 201 henderson road
23 Oct 2023RefusedFloor 5
Change of use: production → gym/fitness centre
Proposed change of use of #05-XX apex @ henderson from production to gym/fitness centre
11 Sept 2023ApprovedFloors 7, 8
Change of use: production → industrial training
Proposed change of use of #07-XX & #08-XX of apex@henderson from production to industrial training
15 Mar 2022RenewedFloor 3
Continued use as temporary industrial canteen
Continued use of unit #03-XX as temporary industrial canteen
23 Apr 2021ApprovedFloor 3
Change of use to showroom
Change of use of unit #03-XX to showroom at 201 henderson road – apex @ henderson (bukit merah planning area)
12 Apr 2019RenewedFloor 3
Continued use as temporary industrial canteen
Continued use of unit #03-XX as temporary industrial canteen
8 Apr 2019RenewedFloor 1
Continued use as industrial canteen
Continued use of unit #01-XX as industrial canteen
8 Aug 2017ApprovedFloor 5
Change of use to student care centre
Proposed change of use of units #05-XX, #05-XX & #05-XX to student care centre at apex @ henderson
18 Nov 2016ApprovedFloor 9
Change of use to warehouse
Proposed change of use of unit #09-XX to warehouse - apex @ henderson
26 Oct 2016ApprovedFloors 1, 2, 3
Additions & alterations
Proposed additions & alterations to existing showroom unit #01-XX to #01-XX; #02-XX to #02-XX and to existing production unit #03-XX to #03-XX of 9-storey multi-user industrial development (light industry) mk 01 on lot 01885v at 201 henderson road
19 Oct 2016ApprovedFloor 3
Change of use to motor vehicle showroom
Proposed change of use of unit #03-XX to motor vehicle showroom - apex @ henderson
23 May 2016ApprovedFloor 1
Change of use to industrial canteen
Proposed change of use of unit #01-XX to industrial canteen

2 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 Henderson Road price?

Key takeawayHenderson Road's current JTC street rent is S$24.67 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 2.9% (2.6% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$920

Indicative street yield

2.9% gross

2.6% 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 Ntuc Income Henderson Industrial Building?

Key takeawayThe nearest MRT/LRT is Redhill MRT, about 869 m away.

Getting around

Redhill MRT869 m · ~14 min

Amenities nearby

Blk 119 · 147 mWhitecoat Medical · 232 mBlk 115 Bukit Merah View · 352 mEducational Institution · 549 mTiong Bahru MRT Exit A · 813 mBusiness Park · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Ntuc Income Henderson Industrial Building

Key takeawayThe nearest station is Tiong Bahru (EW17), 813 m away — a busy station, with about 52,000 taps in and out on an average weekday. 15 public car parks are within 500 m.

Foot traffic: busier than 95% of industrial buildings

nearest MRT/LRT Tiong Bahru (EW17) 813 m, about 52,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 35,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 63,000 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

Tiong Bahru (EW17)813 m · about 52,000 weekday taps
Redhill (EW18)830 m · about 39,000 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 Ntuc Income Henderson Industrial Building. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 35,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 118/119 Bukit Merah View (HDB)146 m
S$0.60 per half-hour at midday on a weekday · 89 car lots
Blks 167-169 Jalan Bukit Merah (HDB)189 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m
Blk 116 Bukit Merah View (HDB)230 m
S$0.60 per half-hour at midday on a weekday · 26 car lots
Blk 116/117 Bukit Merah View (HDB)271 m
S$0.60 per half-hour at midday on a weekday · 148 car lots
Jalan Bukit Merah (HDB)277 m
no short-term parking · gantry 4.5 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: Ganges Ave Off St, 1.6 km away, S$90/month.

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

Who's registered at Ntuc Income Henderson Industrial Building?

Key takeaway247 live companies (and LLPs and branches; sole proprietors are not counted) list Ntuc Income Henderson Industrial Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
50
Professional, scientific and technical services
44
Financial and insurance
42
Information and communications
27
Construction
16
Administrative and support services
14
Accommodation and food services
11
Education
10
Health and social services
7
Transportation and storage
7

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$19.37 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$19.37 psm/mo
Observed range: S$9.23 – S$26.14

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 Ntuc Income Henderson Industrial Building

Where is Ntuc Income Henderson Industrial Building?⌄

Ntuc Income Henderson Industrial Building is at Henderson Road, Singapore 159545, in the Bukit Merah planning area.

What is Ntuc Income Henderson Industrial Building zoned as?⌄

Ntuc Income Henderson Industrial 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 Ntuc Income Henderson Industrial 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.

Have there been any recorded transactions at Ntuc Income Henderson Industrial Building?⌄

No caveats have been lodged for Ntuc Income Henderson Industrial Building in the records we track. That is common for single-owner industrial buildings, which never generate strata transactions.

What does industrial space near Ntuc Income Henderson Industrial Building rent for?⌄

JTC's rental returns for Henderson Road 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 Henderson Road, not a rent quoted for Ntuc Income Henderson Industrial Building itself.

What is the nearest MRT station to Ntuc Income Henderson Industrial Building?⌄

Redhill MRT is the closest, 869 m away (about a 14-minute walk).

How many businesses are registered at Ntuc Income Henderson Industrial Building?⌄

259 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.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

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 — 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.