IndustrialBUSINESS 1FreeholdDistrict 19 · Hougang

Primax

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

Primax is a industrial building in District 19 · Hougang, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 107 transactions are on record since 1995, at a median S$635 psf, most recently in Sept 2026. 53 units are currently listed for sale or rent. ACRA records 186 live company registrations at this address.

The facts are here — now get the verdict on Primax.

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What are the key facts about Primax?

Key takeawayPrimax is a industrial building in District 19 · Hougang, zoned BUSINESS 1, held freehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 22 New Industrial Road
Land area: —
Completed: 2015 (JTC industrial completions)
Storeys: Not on record
Developer: Trident Realty Pte Ltd (JTC industrial completions)
Strata units (MCST): 88
Managing agent: RHODO INTERNATIONAL STRATA MANAGEMENT SERVICES PTE LTD
Strata formed: 2016 (MCST 4321)
Units with a recorded sale: At least 142
Listed as: Light Industrial (B1)
Transactions on record: 107 (records start 1995)
Live listings: 53
ACRA registrations: 186

About Primax

Primax is an industrial building in Hougang (District 19). It is located along New Industrial Road, Singapore 536208.

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.

The site is freehold.

106 transactions have been recorded here, at a median of S$635 psf. The most recent was in June 2026.

Across JTC's rental returns for New Industrial Road, the median rent for industrial space on this street works out to about S$2.03 psf per month over 104 observations. Observed medians on the street span S$0.88 to S$2.86 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

2 industrial projects are still uncompleted on this street, adding about 15,440 sqm of gross floor area, the earliest due around 2028.

The nearest port or airport land is about 7.2 km away. The closest business-park zone is about 295 m away. The nearest MRT is Bartley MRT, 713 m away (about a 11-minute walk). The closest bus stop (Blk 181) is 303 m away (about a 5-minute walk).

205 businesses are currently registered at this address with ACRA.

What is Primax zoned as?

Key takeawayPrimax 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 has Primax sold for?

Key takeawayAcross 107 recorded transactions since 1995, the median price is about S$1.85M, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Multiple-user Factory	S$2.30M	2,906 sqft	$791
Jun 2026	Multiple-user Factory	S$2.00M	2,939 sqft	$681
Feb 2026	Multiple-user Factory	S$2.18M	2,799 sqft	$779
Jan 2026	Multiple-user Factory	S$2.00M	2,896 sqft	$691
Jan 2026	Multiple-user Factory	S$2.22M	2,939 sqft	$755
Dec 2025	Multiple-user Factory	S$2.16M	2,906 sqft	$743
Nov 2025	Multiple-user Factory	S$1.90M	2,939 sqft	$647
Nov 2025	Multiple-user Factory	S$2.06M	2,917 sqft	$706
Oct 2025	Multiple-user Factory	S$1.90M	2,928 sqft	$649
Aug 2025	Multiple-user Factory	S$2.00M	2,637 sqft	$758

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 Primax rent for?

Key takeawayJTC publishes leases at Primax itself: strata factory space leased at a median of $2.13 psf a month in 2026Q3, with the middle half of leases between $1.77 and $2.70. 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

$1.77

$19.01 psm

Median

$2.13

$22.88 psm

75th pct

$2.70

$29.02 psm

S$ per sq ft per month · median -17.9% on a year earlier

2023Q2 · $27.47 psm2026Q3 · $22.88 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 New Industrial Road

Street level · 2026Q3

25th pct

—

— psm

Median

$2.84

$30.60 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +4.2% on a year earlier

2023Q4 · $23.43 psm2026Q3 · $30.60 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 Primax

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 Primax

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 12 units for rent; 41 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 4 new listings appeared and 0 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 4 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 Primax?

Key takeawayURA has approved 6 changes of use at Primax since 2000, most recently in 2022. 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.

15 Jul 2022ApprovedFloor 1
Change of use to ancillary industrial canteen
Proposed change of use of unit #01-XX to ancillary industrial canteen
17 May 2022ApprovedFloor 1
Change of use to food production
Proposed change of use of unit #01-XX to food production
1 Oct 2020ApprovedFloor 1
Change of use: light industrial → temporary ancillary staff canteen
Proposed change of use of unit #01-XX from light industrial to temporary ancillary staff canteen
7 Oct 2019RenewedFloor 2
Continued use as industrial training
Continued use of units #02-XX & #02-XX as industrial training at primax
10 Jul 2019ApprovedFloor 5
Change of use to warehouse
Proposed change of use of unit #05-XX to warehouse
16 Nov 2016ApprovedFloor 2
Change of use to industrial training
Proposed change of use of units #02-XX & #02-XX to industrial training at primax
27 Jul 2016ApprovedFloor 5
Change of use to warehouse
Proposed change of use of unit #05-XX & #05-XX to warehouse

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 New Industrial Road price?

Key takeawayNew Industrial Road's current JTC street rent is S$30.60 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 4.6% (4.1% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$723

Indicative street yield

4.6% gross

4.1% 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 Primax right now?

Key takeaway53 units are currently listed at Primax — 41 for sale and 12 for rent. One row per unit; several agents often market the same unit.

For sale (41)

PrimaxS$4.26M · 2,842 sqft
Primax2 agentsS$2.40M · 2,896 sqft
Primax2 agentsS$2.50M · 2,906 sqft
Primax2 agentsS$2.10M · 2,680 sqft

For rent (12)

Primax2 agentsS$5k/mo · 2,906 sqft
PrimaxS$1k/mo · 300 sqft
Primax2 agentsS$5k/mo · 2,755 sqft
Primax2 agentsS$5k/mo · 2,798 sqft

Browse every listing at this building →

What is near Primax?

Key takeawayThe nearest MRT/LRT is Bartley MRT, about 713 m away.

Getting around

Bartley MRT713 m · ~11 min

Amenities nearby

Educational Institution · 99 mBusiness Park · 295 mBlk 181 · 303 mKong Kian Clinic · 439 mBartley MRT Exit A · 710 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Primax

Key takeawayThe nearest station is Bartley (CC12), 711 m away — a moderately busy station, with about 19,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 75% of industrial buildings

nearest MRT/LRT Bartley (CC12) 711 m, about 19,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 3,661 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 28,000 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

Bartley (CC12)711 m · about 19,000 weekday taps
Tai Seng (CC11)887 m · about 45,000 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 Primax. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 3,661 boardings and alightings on an average weekday.

Public car parks within 500 m

New Industrial Rd (URA)117 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Blk 182 Hougang Street 13 (HDB)392 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 279 car lots
Kim Chuan Rd (URA)394 m
S$0.60 per half-hour at midday on a weekday · 25 car lots
Blk 178A To 178B Hougang Street 12 (HDB)459 m
no short-term parking · 4 car lots
Blk 180 Hougang Street 12 (HDB)489 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 319 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: Kampong Ampat Industri Al Estate, 1.0 km away, S$90/month.

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

Who's registered at Primax?

Key takeaway186 live companies (and LLPs and branches; sole proprietors are not counted) list Primax as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
70
Professional, scientific and technical services
31
Information and communications
20
Administrative and support services
14
Construction
12
Manufacturing
12
Financial and insurance
9
Accommodation and food services
8
Transportation and storage
6
Education
2

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$21.86 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$21.86 psm/mo
Observed range: S$9.46 – S$30.78
Pipeline on this street: 2 projects · earliest TOP 2028

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 Primax

Where is Primax?⌄

Primax is at 22 New Industrial Road, Singapore 536208, in the Hougang planning area.

What is Primax zoned as?⌄

Primax 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 Primax?⌄

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.

What is the tenure of Primax?⌄

Primax is freehold.

What have units at Primax sold for?⌄

Across 106 recorded transactions, the median is S$635 psf. The latest was in June 2026.

What does industrial space near Primax rent for?⌄

JTC's rental returns for New Industrial Road put the median at about S$2.03 psf per month. That is a street-level figure from undated snapshots covering all industrial space on New Industrial Road, not a rent quoted for Primax itself.

What is the nearest MRT station to Primax?⌄

Bartley MRT is the closest, 713 m away (about a 11-minute walk).

How many businesses are registered at Primax?⌄

205 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.

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 JTC industrial completions, BCA's MCST register, URA planning decisions, URA car park data (URA Data Service), 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.