IndustrialBUSINESS 2LeaseholdDistrict 25 · Woodlands

Polaris @ Woodlands

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2026

Quick Summary

Polaris @ Woodlands is a industrial building in District 25 · Woodlands, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 23 years remaining. 14 transactions are on record since 1995, at a median S$559 psf, most recently in Aug 2026. 136 units are currently listed for sale or rent. ACRA records 450 live company registrations at this address.

The facts are here — now get the verdict on Polaris @ Woodlands.

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What are the key facts about Polaris @ Woodlands?

Key takeawayPolaris @ Woodlands is a industrial building in District 25 · Woodlands, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 25 · Woodlands
Address: 101 Woodlands Avenue 12
Land area: 20,937 sqm
Completed: 2023 (JTC industrial completions)
Storeys: 8 (© OpenStreetMap contributors)
Developer: Soon Hock Investment Group Pte Ltd (JTC industrial completions)
Strata units (MCST): 260
Managing agent: PHAMOUS HARMONY PROPERTY SERVICES PTE. LTD.
Strata formed: 2024 (MCST 4902)
Estate (JTC): Sembawang Industrial Estate
Units with a recorded sale: At least 14
Listed as: Factory / Workshop (B2), Light Industrial (B1), Shop / Shophouse
Transactions on record: 14 (records start 1995)
Live listings: 136
ACRA registrations: 450

What are the specs at Polaris @ Woodlands?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Ramp-up: Yes; Source: listings in this building
Facilities: car park; Source: CommercialGuru

Specs from listings are what at least two listings in this building advertise — not verified.

About Polaris @ Woodlands

Polaris @ Woodlands is an industrial building in Woodlands (District 25). It is located along Woodlands Avenue 12, Singapore 737719.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 23 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 20,937 sqm of land with roughly 52,344 sqm of gross floor area.

14 transactions have been recorded here, at a median of S$558 psf. The most recent was in August 2026.

Across JTC's rental returns for Woodlands Avenue 12, the median rent for industrial space on this street works out to about S$3.02 psf per month over 8 observations. Observed medians on the street span S$2.10 to S$3.27 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 3.2 km away. The nearest MRT is Admiralty MRT, 891 m away (about a 14-minute walk). The closest bus stop (Blk 691D) is 355 m away (about a 6-minute walk).

507 businesses are currently registered at this address with ACRA.

What is Polaris @ Woodlands zoned as?

Key takeawayPolaris @ Woodlands sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has Polaris @ Woodlands sold for?

Key takeawayAcross 14 recorded transactions since 1995, the median price is about S$1.11M, most recently in Aug 2026.

Date	Use	Price	Area	PSF
Aug 2026	Multiple-user Factory	S$935k	1,733 sqft	$540
Aug 2026	Multiple-user Factory	S$1.03M	3,348 sqft	$308
Aug 2026	Multiple-user Factory	S$1.10M	4,004 sqft	$275
Jul 2026	Multiple-user Factory	S$1.32M	2,077 sqft	$635
Apr 2026	Multiple-user Factory	S$900k	1,722 sqft	$523
Apr 2026	Multiple-user Factory	S$1.00M	1,733 sqft	$577
Feb 2026	Multiple-user Factory	S$1.07M	3,348 sqft	$319
Jan 2026	Multiple-user Factory	S$1.11M	3,671 sqft	$302
Nov 2025	Multiple-user Factory	S$1.42M	3,509 sqft	$405
Jun 2025	Multiple-user Factory	S$1.30M	2,121 sqft	$613

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 Polaris @ Woodlands rent for?

Key takeawayJTC publishes leases at Polaris @ Woodlands itself: strata factory space leased at a median of $2.93 psf a month in 2026Q3, with the middle half of leases between $2.78 and $3.22. 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 · 2026Q3

25th pct

$2.78

$29.91 psm

Median

$2.93

$31.52 psm

75th pct

$3.22

$34.65 psm

S$ per sq ft per month · median +39.2% on a year earlier

2024Q3 · $29.68 psm2026Q3 · $31.52 psm median

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.

Strata factory space on Woodlands Avenue 12

Street level · 2026Q3

25th pct

—

— psm

Median

$2.93

$31.52 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +39.2% on a year earlier

2024Q3 · $29.68 psm2026Q3 · $31.52 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 Polaris @ Woodlands

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 Polaris @ Woodlands

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 59 units for rent; 77 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 16 new listings appeared and 12 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 14 new listings appeared and 11 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 Polaris @ Woodlands?

Key takeawayURA has approved 3 changes of use at Polaris @ Woodlands since 2000, most recently in 2025. 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.

12 Feb 2025ApprovedFloor 8
Change of use to indoor fish farming
Proposed change of use of unit #08-XX to indoor fish farming
12 Feb 2025ApprovedFloor 8
Change of use to indoor fish farming
Proposed change of use of unit #08-XX to indoor fish farming
15 Nov 2023Renewed
Continued use as industrial canteen
Change of use of the 01 storey unit 16 to industrial canteen
15 Nov 2023Approved
Change of use to industrial canteen
Change of use of the 01 storey unit 06 to industrial canteen

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 Woodlands Avenue 12 price?

Key takeawayWoodlands Avenue 12's current JTC street rent is S$31.52 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 6.3% (5.7% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$559

Indicative street yield

6.3% gross

5.7% 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 available at Polaris @ Woodlands right now?

Key takeaway136 units are currently listed at Polaris @ Woodlands — 77 for sale and 59 for rent. One row per unit; several agents often market the same unit.

For sale (77)

Polaris @ WoodlandsS$1.65M · 2,314 sqft
Polaris @ WoodlandsS$1.15M · 1,744 sqft
Polaris @ WoodlandsS$1.10M · 1,744 sqft
Polaris @ WoodlandsS$6.40M · 13,605 sqft

For rent (59)

Polaris @ WoodlandsS$7k/mo · 2,229 sqft
Polaris @ WoodlandsS$2k/mo · 432 sqft
Polaris @ WoodlandsS$5k/mo · 1,798 sqft
Polaris @ WoodlandsS$2k/mo · 423 sqft

Browse every listing at this building →

What is near Polaris @ Woodlands?

Key takeawayThe nearest MRT/LRT is Admiralty MRT, about 891 m away.

Getting around

Admiralty MRT891 m · ~14 min

Amenities nearby

Educational Institution · 111 mFrontier Medical Associates (Admiralty) · 325 mBlk 691D · 355 mAdmiralty MRT Exit D · 849 mKampung Admiralty Hawker Centre · 918 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Polaris @ Woodlands

Key takeawayThe nearest station is Admiralty (NS10), 850 m away — one of the busiest stations, with about 84,000 taps in and out on an average weekday. 7 public car parks are within 500 m.

Foot traffic: busier than 79% of industrial buildings

nearest MRT/LRT Admiralty (NS10) 850 m, about 84,000 taps a weekday; bus stops within 400 m: 2, about 2,314 taps a weekday; Woodlands: 43,797 resident workers (Census 2020, by workplace); about 60,000 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

Admiralty (NS10)850 m · about 84,000 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 Polaris @ Woodlands. Transfers between lines don't tap, so interchanges read low.

Bus

2 bus stops within 400 m, with 2,314 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 687 Woodlands Drive 75 (HDB)299 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 452 car lots
Blk 691 Woodlands Drive 73 (HDB)317 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 333 car lots
Blk 690 Woodlands Drive 75 (HDB)340 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 709 car lots
Blk 685 Woodlands Drive 73 (HDB)395 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m
Blk 686 Woodlands Drive 73 (HDB)460 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 486 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Woodlands East Industr Ial Estate, 1.2 km away, S$90/month.

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

Who's registered at Polaris @ Woodlands?

Key takeaway450 live companies (and LLPs and branches; sole proprietors are not counted) list Polaris @ Woodlands as their registered address. These are registered businesses, not who occupies the space.

Real estate
99
Construction
91
Wholesale and retail trade
69
Accommodation and food services
57
Manufacturing
53
Professional, scientific and technical services
18
Financial and insurance
17
Transportation and storage
14
Other services
14
Administrative and support services
10

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$32.47 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$32.47 psm/mo
Observed range: S$22.64 – S$35.20

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 Polaris @ Woodlands

Where is Polaris @ Woodlands?⌄

Polaris @ Woodlands is at 101 Woodlands Avenue 12, Singapore 737719, in the Woodlands planning area.

What is Polaris @ Woodlands zoned as?⌄

Polaris @ Woodlands is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at Polaris @ Woodlands?⌄

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 Polaris @ Woodlands?⌄

Polaris @ Woodlands is leasehold. About 23 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Polaris @ Woodlands sold for?⌄

Across 14 recorded transactions, the median is S$558 psf. The latest was in August 2026.

What does industrial space near Polaris @ Woodlands rent for?⌄

JTC's rental returns for Woodlands Avenue 12 put the median at about S$3.02 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Woodlands Avenue 12, not a rent quoted for Polaris @ Woodlands itself.

What is the nearest MRT station to Polaris @ Woodlands?⌄

Admiralty MRT is the closest, 891 m away (about a 14-minute walk).

How many businesses are registered at Polaris @ Woodlands?⌄

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

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Read the figures right

Completion year: the first quarter JTC records a TOP (Temporary Occupation Permit) at this address. JTC lists major industrial projects (7,000 sqm and up) from 2013; where an older building stood on the site, this is the current building's year.

Developer: as named on JTC's completion record, often the project company rather than the listed group.

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.

Specs from listings are what at least two listings in this building advertise — not verified.

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 industrial completions, BCA's MCST register, JTC estate boundaries, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, listings in this building, CommercialGuru, OpenStreetMap (© OpenStreetMap contributors) — 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.