PropKaki
IndustrialBUSINESS 2LeaseholdDistrict 22 · Jurong West

Pioneer Junction

Reviewed by Nathan TangUpdated 10 August 2026Data through Jul 2026
Quick Summary

Pioneer Junction is a industrial building in District 22 · Jurong West, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.0. It is leasehold with roughly 15 years remaining. 307 transactions are on record since 1995, most recently in Jul 2026. 42 units are currently listed for sale or rent. ACRA records 780 live company registrations at this address.

The facts are here — now get the verdict on Pioneer Junction.Ask PropKaki
1

What are the key facts about Pioneer Junction?

Key takeawayPioneer Junction is a industrial building in District 22 · Jurong West, zoned BUSINESS 2, held leasehold.
Asset class
Industrial
Land-use zone
BUSINESS 2
Gross plot ratio
2.0
Tenure
Leasehold
District / Area
District 22 · Jurong West
Address
3 Soon Lee Street
Land area
14,439 sqm
Transactions on record
307 (records start 1995)
Live listings
42
ACRA registrations
780
2

About Pioneer Junction

Pioneer Junction is an industrial building in Jurong West (District 22). It is located along Soon Lee Street, Singapore 627606.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 15 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 14,439 sqm of land with roughly 28,878 sqm of gross floor area.

307 transactions have been recorded here, at a median of S$341 psf. The most recent was in July 2026.

Across JTC's rental returns for Soon Lee Street, the median rent for industrial space on this street works out to about S$1.83 psf per month over 52 observations. Observed medians on the street span S$1.62 to S$2.90 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 3.0 km away. The closest business-park zone is about 1.6 km away. The nearest MRT is Pioneer MRT, 413 m away (about a 6-minute walk). The closest bus stop (Pioneer Junction) is 65 m away (about a 1-minute walk).

780 businesses are currently registered at this address with ACRA.

3

What is Pioneer Junction zoned as?

Key takeawayPioneer Junction sits on land zoned BUSINESS 2 with a gross plot ratio of 2.0.
Land-use zone
BUSINESS 2
Gross plot ratio
2.0

Run the full zoning report for this building →

4

What has Pioneer Junction sold for?

Key takeawayAcross 307 recorded transactions since 1995, the median price is about S$408k, most recently in Jul 2026.
DateUsePriceAreaPSF
Jul 2026Multiple-user FactoryS$388k1,421 sqft$273
May 2026Multiple-user FactoryS$318k1,238 sqft$257
Apr 2026Multiple-user FactoryS$790k2,034 sqft$388
Feb 2026Multiple-user FactoryS$350k1,399 sqft$250
Oct 2025Multiple-user FactoryS$885k2,347 sqft$377
Oct 2025Multiple-user FactoryS$690k1,916 sqft$360
Oct 2025Multiple-user FactoryS$345k1,098 sqft$314
Sept 2025Multiple-user FactoryS$305k1,098 sqft$278
Sept 2025Multiple-user FactoryS$295k1,001 sqft$295
Sept 2025Multiple-user FactoryS$370k1,249 sqft$296

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.

5

How does Soon Lee Street price?

Key takeawaySoon Lee Street's current JTC street rent is S$31.25 psm/month (2026Q2), which against the street's strata sale median works out to an indicative gross yield of 11.1% (10.0% net of property tax).
Strata sales on the street (5y)
358
Street median PSF (strata)
$303
Indicative street yield
11.1% gross
10.0% 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.

6

What is available at Pioneer Junction right now?

Key takeaway42 units are currently listed at Pioneer Junction — 29 for sale and 13 for rent. One row per unit; several agents often market the same unit.

For sale (29)

  • Pioneer JunctionS$398k · 1,195 sqft
  • Pioneer Junction2 agentsS$340k · 947 sqft
  • Pioneer Junction2 agentsS$409k · 1,141 sqft
  • Pioneer Junction2 agentsS$318k · 947 sqft

For rent (13)

  • Pioneer JunctionS$600/mo · 104 sqft
  • Pioneer Junction2 agentsS$3k/mo · 1,163 sqft
  • Pioneer Junction2 agentsS$650/mo · 90 sqft
  • Pioneer Junction2 agentsS$600/mo · 91 sqft

Browse every listing at this building →

7

What is near Pioneer Junction?

Key takeawayThe nearest MRT/LRT is Pioneer MRT, about 413 m away.

Getting around

Amenities nearby

Pioneer Medicare · 11 mPioneer Junction · 65 mEducational Institution · 324 mPioneer MRT Exit A · 386 mJurong West Hawker Centre · 822 m

Straight-line distances. Source: PropKaki amenities data.

8

How many companies are registered at Pioneer Junction?

Key takeawayACRA records 780 live company registrations at this address, 267 of them in the last three years.
Live registrations
780
Registered last 3 years
267

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.

9

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$19.71 psm/month — an all-time median from 2000 onwards, not a current rent.
Street rent, median
S$19.71 psm/mo
Observed range
S$17.42 – S$31.25

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.

10

Frequently asked questions about Pioneer Junction

Where is Pioneer Junction?⌄

Pioneer Junction is at 3 Soon Lee Street, Singapore 627606, in the Jurong West planning area.

What is Pioneer Junction zoned as?⌄

Pioneer Junction is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at Pioneer Junction?⌄

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 Pioneer Junction?⌄

Pioneer Junction is leasehold. About 15 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Pioneer Junction sold for?⌄

Across 307 recorded transactions, the median is S$341 psf. The latest was in July 2026.

What does industrial space near Pioneer Junction rent for?⌄

JTC's rental returns for Soon Lee Street put the median at about S$1.83 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Soon Lee Street, not a rent quoted for Pioneer Junction itself.

What is the nearest MRT station to Pioneer Junction?⌄

Pioneer MRT is the closest, 413 m away (about a 6-minute walk).

How many businesses are registered at Pioneer Junction?⌄

780 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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