Pioneer Junction

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

Completed

2014 (per EdgeProp listings)

Storeys

7 (© OpenStreetMap contributors)

Strata units (MCST)

232

Managing agent

CORPORATE VISIONS PTE LTD

Strata formed

2013 (MCST 3981)

Units with a recorded sale

At least 204

Listed as

Factory / Workshop (B2), Light Industrial (B1), Office

Transactions on record

310 (records start 1995)

Live listings

47

ACRA registrations

725

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.

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

Land-use zone

BUSINESS 2

Gross plot ratio

2.0

Run the full zoning report for this building →

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

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.

1. 9 Sept 2026RenewedFloor 1
   Continued use as medical clinic

   Continued use of part unit #01-XX as medical clinic

2. 30 Jul 2026RenewedFloor 4
   Continued use as industrial training

   Continued use of unit #04-XX as industrial training

3. 22 Jan 2026RefusedFloor 1
   Change of use: factory → minimart use

   Proposed change of use of unit #01-XX from factory to minimart use at pioneer junction

4. 15 Oct 2025RenewedFloor 2
   Change of use

   Continued use of factory unit #02-XX for industrial training

5. 30 Sept 2025RefusedFloor 1
   Change of use: factory → industrial canteen

   Proposed change of use of unit #01-XX from factory to industrial canteen at pioneer junction

6. 21 Aug 2025RenewedFloor 5
   Continued use as e-business use

   Continued use of unit #05-XX as e-business use (software development)

7. 5 May 2025ApprovedFloor 1
   Change of use to industrial training

   Proposed change of use of unit #01-XX to industrial training

8. 28 Apr 2025RenewedFloor 1
   Continued use as industrial training

   Continued use of unit #01-XX as industrial training

9. 28 Apr 2025RenewedFloor 4
   Continued use as industrial training use

   Continued use of units #04-XX and #04-XX as industrial training use

10. 28 Apr 2025RenewedFloor 4
    Continued use as industrial training

    Continued use of general industral unit #04-XX as industrial training

11. 14 Apr 2025ApprovedFloor 5
    Change of use to industrial training

    Proposed change of use of unit #05-XX pioneer junction to industrial training

12. 11 Mar 2025RefusedFloor 1
    Change of use to supermarket

    Proposed change of use of unit #01-XX to supermarket

65 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).

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.

Browse every listing at this building →

Straight-line distances. Source: PropKaki amenities data.

• Construction
  165
• Manufacturing
  128
• Wholesale and retail trade
  118
• Professional, scientific and technical services
  90
• Transportation and storage
  57
• Administrative and support services
  42
• Information and communications
  39
• Accommodation and food services
  26
• Financial and insurance
  20
• Other services
  17

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.

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.