IndustrialBUSINESS 2LeaseholdDistrict 22 · Pioneer

Pioneer Lot

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2026

Quick Summary

Pioneer Lot is a industrial building in District 22 · Pioneer, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 1.0. It is leasehold with roughly 10 years remaining. 3 transactions are on record since 1995, most recently in Jul 2026. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Pioneer Lot.

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What are the key facts about Pioneer Lot?

Key takeawayPioneer Lot is a industrial building in District 22 · Pioneer, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.0
Tenure: Leasehold
District / Area: District 22 · Pioneer
Address: 31d Benoi Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 32
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2008 (MCST 3263)
Estate (JTC): Jurong Industrial Estate
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 2

About Pioneer Lot

Pioneer Lot is an industrial estate in Pioneer (District 22). It is located along Benoi Road, Singapore 627782.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 1. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 10 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

3 transactions have been recorded here, at a median of S$88 psf. The most recent was in July 2026.

Across JTC's rental returns for Benoi Road, the median rent for industrial space on this street works out to about S$1.44 psf per month over 20 observations. Observed medians on the street span S$1.05 to S$1.88 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 4.2 km away. The closest business-park zone is about 4.7 km away. The closest bus stop (Keppel Logistics) is 172 m away (about a 3-minute walk).

3 businesses are currently registered at this address with ACRA.

What is Pioneer Lot zoned as?

Key takeawayPioneer Lot sits on land zoned BUSINESS 2 with a gross plot ratio of 1.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 1.0

Run the full zoning report for this building →

What has Pioneer Lot sold for?

Key takeaway3 transactions are on record since 1995, most recently in Jul 2026 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2026	Multiple-user Factory	S$920k	10,473 sqft	$88
Feb 2010	Multiple-user Factory	S$980k	10,473 sqft	$94
May 2007	Multiple-user Factory	S$760k	10,473 sqft	$73

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 Pioneer Lot rent for?

Key takeawayJTC publishes leases at Pioneer Lot itself: strata factory space leased at a median of $1.22 psf a month in 2021Q4, with the middle half of leases between $1.10 and $1.38. 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 · 2021Q4

25th pct

$1.10

$11.89 psm

Median

$1.22

$13.08 psm

75th pct

$1.38

$14.83 psm

S$ per sq ft per month

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.

Market context around Pioneer Lot

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 Pioneer Lot?

Key takeawayURA has approved 1 change of use at Pioneer Lot since 2000, most recently in 2015. 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.

18 Jan 2024Approved
Additions & alterations
Proposed addition of co2 tank to existing 3-storey multiple-user industrial development (pioneer lot) on lot 03834w mk 07 at 33 benoi road
16 Jul 2015Approved
Change of use to ancillary worker's dormitory
Proposed change of use of production area to ancillary worker's dormitory (9 workers) at 3rd storey level to the existing 3-storey terrace factory on lot 3834w mk 7 at no.29 benoi road

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 Benoi Road price?

Key takeawayAcross 10 strata sales on Benoi Road in the last 5 years, the median is $90 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$90

Street figures cover strata deals only — land and strata PSF are not comparable.

What is near Pioneer Lot?

Amenities nearby

Keppel Logistics · 172 mKeppel Shipyard Medical Centre (Benoi) · 991 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Pioneer Lot

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Gul Circle, 1.9 km away. No public car park we hold is within 500 m; the nearest is Gul Ave (URA), 873 m away; the nearest URA season parking is Gul Area, 1.2 km away (S$90/month).

Foot traffic: busier than 31% of industrial buildings

no MRT/LRT within 1 km (nearest Gul Circle, 1.9 km); bus stops within 400 m: 5, about 1,304 taps a weekday; Pioneer: 36,801 resident workers (Census 2020, by workplace); about 0 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

5 bus stops within 400 m, with 1,304 boardings and alightings on an average weekday.

Who's registered at Pioneer Lot?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Pioneer Lot as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Manufacturing
1
Information and communications
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$15.53 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$15.53 psm/mo
Observed range: S$11.32 – S$20.19

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 Pioneer Lot

Where is Pioneer Lot?⌄

Pioneer Lot is at 31D Benoi Road, Singapore 627782, in the Pioneer planning area.

What is Pioneer Lot zoned as?⌄

Pioneer Lot is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 1. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at Pioneer Lot?⌄

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 Lot?⌄

Pioneer Lot is leasehold. About 10 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Pioneer Lot sold for?⌄

Across 3 recorded transactions, the median is S$88 psf. The latest was in July 2026.

What does industrial space near Pioneer Lot rent for?⌄

JTC's rental returns for Benoi Road put the median at about S$1.44 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Benoi Road, not a rent quoted for Pioneer Lot itself.

How many businesses are registered at Pioneer Lot?⌄

3 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.

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".

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, JTC estate boundaries, URA planning decisions, URA car park data (URA Data Service), 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.