IndustrialBUSINESS 1District 3 · Bukit Merah

Sis Building

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Sis Building is a industrial building in District 3 · Bukit Merah, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. 9 units are currently listed for rent. ACRA records 83 live company registrations at this address.

The facts are here — now get the verdict on Sis Building.

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What are the key facts about Sis Building?

Key takeawaySis Building is a industrial building in District 3 · Bukit Merah, zoned BUSINESS 1.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 3 · Bukit Merah
Address: 4 Leng Kee Road
Land area: 6,272 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 51
Strata formed: 1987 (MCST 1297)
Listed as: Light Industrial (B1), Office
Transactions on record: None recorded
Live listings: 9
ACRA registrations: 83

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Sis Building

Sis Building is an industrial building in Bukit Merah (District 03). It is located along Leng Kee Road, Singapore 159088.

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.

It sits on about 6,272 sqm of land with roughly 15,681 sqm of gross floor area.

Across JTC's rental returns for Leng Kee Road, the median rent for industrial space on this street works out to about S$2.50 psf per month over 105 observations. Observed medians on the street span S$2.05 to S$4.00 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

1 industrial project is still uncompleted on this street, adding about 17,900 sqm of gross floor area, the earliest due around 2030.

The nearest port or airport land is about 3.0 km away. The closest business-park zone is about 2.0 km away. The nearest MRT is Redhill MRT, 376 m away (about a 6-minute walk). The closest bus stop (Opp Cycle & Carriage) is 104 m away (about a 2-minute walk).

92 businesses are currently registered at this address with ACRA.

What is Sis Building zoned as?

Key takeawaySis Building 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 does space at Sis Building rent for?

Key takeawayNo rent is published for Sis Building itself. On its street, Leng Kee Road, strata factory space rented at a median of $3.95 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Leng Kee Road

Street level · 2026Q3

25th pct

—

— psm

Median

$3.95

$42.51 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +36.2% on a year earlier

2023Q4 · $34.98 psm2026Q3 · $42.51 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 Sis Building

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 Sis Building

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 9 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 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 Sis Building?

Key takeawayURA has approved 6 changes of use at Sis Building since 2000, most recently in 2026. 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.

14 Sept 2026ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre
5 Jun 2026ApprovedFloor 2
Change of use: light industry → warehouse
Proposed change of use of units #02-XX, #02-XX, #02-XX, #02-XX, #02-XX and #02-XX from light industry to warehouse (self storage)
19 Jun 2025ApprovedFloor 1
Change of use to warehouse as an expansion of warehouse
Proposed change of use of units #01-XX & #01-XX to warehouse as an expansion of warehouse at units #01-XX & #01-XX
25 May 2022ApprovedFloor 1
Change of use
Proposed change of use of units #01-XX & #01-XX for watch repair workshop
8 Dec 2020ApprovedFloor 1
Change of use to warehouse
Change of use of units #01-XX & #01-XX to warehouse at 4 leng kee road - sis building (bukit merah planning area)
30 Jan 2004ApprovedFloor 3
Change of use: light industry → warehouse
Proposed change of use of premises unit #03-XX from light industry to warehouse
20 Jun 2001Approved
Additions & alterations
Proposed additions & alterations and new erection of bin compartment to existing 6-storey flatted factory
29 Jan 2001Approved
Additions & alterations
Proposed additions and alterations (external cladding and addition of entrance canopies) to the existing 6 storey flatted factory(block b)

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).

What is available at Sis Building right now?

Key takeaway9 units are currently listed at Sis Building. One row per unit; several agents often market the same unit.

For rent (9)

SIS Building2 agentsS$6k/mo · 2,000 sqft
SIS BuildingS$6k/mo · 1,948 sqft
SIS Building2 agentsS$7k/mo · 2,116 sqft
City Fringe Office Space For Lease2 agentsS$7k/mo · 1,852 sqft

Browse every listing at this building →

What is near Sis Building?

Key takeawayThe nearest MRT/LRT is Redhill MRT, about 376 m away.

Getting around

Redhill MRT376 m · ~6 min

Amenities nearby

Opp Cycle & Carriage · 104 mEducational Institution · 238 mL & H Polyclinic And Surgery · 252 mRedhill MRT Exit A · 414 mBlk 79 Redhill Lane · 630 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sis Building

Key takeawayThe nearest station is Redhill (EW18), 375 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 18 public car parks are within 500 m.

Foot traffic: busier than 97% of industrial buildings

nearest MRT/LRT Redhill (EW18) 375 m, about 39,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 16, about 30,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 48,000 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

Redhill (EW18)375 m · about 39,000 weekday taps
Queenstown (EW19)897 m · about 36,000 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 Sis Building. Transfers between lines don't tap, so interchanges read low.

Bus

16 bus stops within 400 m, with about 30,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Leng Kee Rd (URA)157 m
S$0.60 per half-hour at midday on a weekday · 24 car lots
Blk 61 Lengkok Bahru (HDB)164 m
S$0.60 per half-hour at midday on a weekday · 26 car lots
Blk 129A Clarence Lane (HDB)183 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 245 car lots
Blk 58/59 Lengkok Bahru (HDB)226 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m
Kung Chong Rd (URA)252 m
S$0.60 per half-hour at midday on a weekday · 27 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Queensway Off St (Ride Out Tea Garden), 2.0 km away, S$90/month.

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

Who's registered at Sis Building?

Key takeaway83 live companies (and LLPs and branches; sole proprietors are not counted) list Sis Building as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
25
Wholesale and retail trade
22
Transportation and storage
8
Administrative and support services
6
Information and communications
6
Professional, scientific and technical services
5
Other services
3
Manufacturing
2
Real estate
2
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. Most registrations here are dead: this is a registered-office address (corporate secretaries), so the count says nothing about how busy the building is. 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$26.91 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$26.91 psm/mo
Observed range: S$22.07 – S$43.05
Pipeline on this street: 1 project · earliest TOP 2030

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 Sis Building

Where is Sis Building?⌄

Sis Building is at 4 Leng Kee Road, Singapore 159088, in the Bukit Merah planning area.

What is Sis Building zoned as?⌄

Sis Building 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 Sis Building?⌄

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.

Have there been any recorded transactions at Sis Building?⌄

No caveats have been lodged for Sis Building in the records we track. That is common for single-owner industrial buildings, which never generate strata transactions.

What does industrial space near Sis Building rent for?⌄

JTC's rental returns for Leng Kee Road put the median at about S$2.50 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Leng Kee Road, not a rent quoted for Sis Building itself.

What is the nearest MRT station to Sis Building?⌄

Redhill MRT is the closest, 376 m away (about a 6-minute walk).

How many businesses are registered at Sis Building?⌄

92 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.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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, 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.