IndustrialBUSINESS 2LeaseholdDistrict 25 · Sembawang

Woodlands Connection

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2026

Quick Summary

Woodlands Connection is a industrial building in District 25 · Sembawang, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 10 years remaining. 1 transaction is on record since 1995, most recently in Aug 2026. ACRA records 1 live company registration at this address.

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

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What are the key facts about Woodlands Connection?

Key takeawayWoodlands Connection is a industrial building in District 25 · Sembawang, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 25 · Sembawang
Address: 28 Woodlands Sector 2
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Strata units (MCST): 26
Managing agent: ACE DECISION FACILITIES MANAGEMENT PTE LTD
Strata formed: 2020 (MCST 4694)
Estate (JTC): Woodlands East Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About Woodlands Connection

Woodlands Connection is an industrial estate in Sembawang (District 25). It is located along Woodlands Sector 2, Singapore 737686.

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 10 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

1 transaction has been recorded here, at a median of S$113 psf. The most recent was in August 2026.

The nearest port or airport land is about 2.1 km away. The closest bus stop (W'lands Sunny Food) is 180 m away (about a 3-minute walk).

1 business is currently registered at this address with ACRA.

What is Woodlands Connection zoned as?

Key takeawayWoodlands Connection 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 Woodlands Connection sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2026 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2026	Multiple-user Factory	S$1.56M	13,767 sqft	$113

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

Market context around Woodlands Connection

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 Woodlands Connection?

Key takeawayURA has approved 2 changes of use at Woodlands Connection since 2000, most recently in 2023. 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.

30 Jul 2026RenewedFloor 1
Continued use as industrial canteen
Continued use of the 1st storey and mezzanine (part of unit #01-XX) as industrial canteen
19 May 2026Renewed
Continued use as lapse on 03/07/2026
Continued use of part 1st storey industrial canteen (on tp to lapse on 03/07/2026) and 2nd storey factory as industrial training
17 Apr 2023Approved
Change of use to industrial training
Proposed change of use of 1st storey (part) and 2nd storey to industrial training
7 Jul 2021RenewedFloor 1
Continued use as industrial canteen
Continued use of the 1st storey and mezzanine (part of unit #01-XX) as industrial canteen
3 Jul 2018ApprovedFloor 1
Change of use to industrial canteen
Change of use of the 1st storey and mezzanine (part of unit #01-XX) 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 Sector 2 price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What is near Woodlands Connection?

Amenities nearby

W'lands Sunny Food · 180 mEducational Institution · 571 mNortheast (Woodlands) Medical Centre · 795 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Woodlands Connection

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Sembawang, 1.9 km away. One public car park is within 500 m.

Foot traffic: busier than 47% of industrial buildings

no MRT/LRT within 1 km (nearest Sembawang, 1.9 km); bus stops within 400 m: 4, about 2,113 taps a weekday; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 10,000 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.

Bus

4 bus stops within 400 m, with 2,113 boardings and alightings on an average weekday.

Public car parks within 500 m

Senoko Drive (URA)424 m
S$0.60 per half-hour at midday on a weekday · 39 car lots

Nearest URA season parking: Senoko Industrial Area, 632 m away, S$90/month.

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

Who's registered at Woodlands Connection?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Woodlands Connection as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Wholesale and retail trade
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.

Frequently asked questions about Woodlands Connection

Where is Woodlands Connection?⌄

Woodlands Connection is at 28 Woodlands Sector 2, Singapore 737686, in the Sembawang planning area.

What is Woodlands Connection zoned as?⌄

Woodlands Connection 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 Woodlands Connection?⌄

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 Woodlands Connection?⌄

Woodlands Connection 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 Woodlands Connection sold for?⌄

Across 1 recorded transaction, the median is S$113 psf. The latest was in August 2026.

How many businesses are registered at Woodlands Connection?⌄

1 business is currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

For agents · in the PropKaki app

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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.

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.

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.

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 BCA's MCST register, JTC estate boundaries, URA planning decisions, URA car park data (URA Data Service), PropKaki's foot-traffic model, 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.