IndustrialBUSINESS 2LeaseholdDistrict 14 · Geylang

Zervex

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

Zervex is a industrial building in District 14 · Geylang, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.0. It is leasehold with roughly 42 years remaining. 290 transactions are on record since 1995, at a median S$469 psf, most recently in Sept 2026. 25 units are currently listed for sale or rent. ACRA records 563 live company registrations at this address.

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

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What are the key facts about Zervex?

Key takeawayZervex is a industrial building in District 14 · Geylang, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.0
Tenure: Leasehold
District / Area: District 14 · Geylang
Address: 8 Ubi Road 2
Land area: 12,510 sqm
Completed: 2011 (per EdgeProp)
Storeys: Not on record
Strata units (MCST): 232
Managing agent: OUTOCOZ PROPERTY SERVICES PTE LTD
Strata formed: 2011 (MCST 3710)
Units with a recorded sale: At least 185
Listed as: Light Industrial (B1), Food & Beverage, Factory / Workshop (B2)
Transactions on record: 290 (records start 1995)
Live listings: 25
ACRA registrations: 563

About Zervex

Zervex is an industrial building in Geylang (District 14). It is located along Ubi Road 2, Singapore 408538.

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

The site is leasehold, with about 42 years left to run. It sits on about 12,510 sqm of land with roughly 25,015 sqm of gross floor area.

288 transactions have been recorded here, at a median of S$468 psf. The most recent was in July 2026.

Across JTC's rental returns for Ubi Road 2, the median rent for industrial space on this street works out to about S$2.30 psf per month over 57 observations. Observed medians on the street span S$1.92 to S$3.00 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 7.7 km away. The closest business-park zone is about 972 m away. The nearest MRT is Ubi MRT, 625 m away (about a 10-minute walk). The closest bus stop (Opp HDB CP) is 214 m away (about a 3-minute walk).

638 businesses are currently registered at this address with ACRA.

What is Zervex zoned as?

Key takeawayZervex sits on land zoned BUSINESS 2 with a gross plot ratio of 2.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.0

Run the full zoning report for this building →

What has Zervex sold for?

Key takeawayAcross 290 recorded transactions since 1995, the median price is about S$557k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Multiple-user Factory	S$850k	1,216 sqft	$699
Aug 2026	Multiple-user Factory	S$868k	1,216 sqft	$714
Jul 2026	Multiple-user Factory	S$780k	1,055 sqft	$739
Jun 2026	Multiple-user Factory	S$850k	1,270 sqft	$669
May 2026	Multiple-user Factory	S$850k	1,216 sqft	$699
Apr 2026	Multiple-user Factory	S$775k	1,173 sqft	$661
Mar 2026	Multiple-user Factory	S$700k	1,130 sqft	$619
Feb 2026	Warehouse	S$720k	1,055 sqft	$683
Jan 2026	Multiple-user Factory	S$1.17M	1,948 sqft	$600
Jan 2026	Warehouse	S$1.80M	1,862 sqft	$967

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 Zervex rent for?

Key takeawayJTC publishes leases at Zervex itself: strata factory space leased at a median of $2.84 psf a month in 2026Q3, with the middle half of leases between $2.71 and $2.87. 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

$2.71

$29.22 psm

Median

$2.84

$30.54 psm

75th pct

$2.87

$30.87 psm

S$ per sq ft per month · median -0.2% on a year earlier

2023Q3 · $29.42 psm2026Q3 · $30.54 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 Ubi Road 2

Street level · 2026Q3

25th pct

—

— psm

Median

$2.84

$30.61 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +0% on a year earlier

2023Q4 · $30.03 psm2026Q3 · $30.61 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 Zervex

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 Zervex

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 20 units for rent; 5 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 3 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 Zervex?

Key takeawayURA has approved 2 changes of use at Zervex since 2000, most recently in 2019, and refused 1. 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 Jul 2025RefusedFloor 2
Change of use to gym/fitness centre
Proposed change of use of part unit #02-XX to gym/fitness centre
2 Oct 2024ApprovedFloor 1
Additions & alterations
Proposed addition & alteration involving slab opening and new steel staircase to an existing 8-storey multi-user light industrial factory (198 units) and warehouse (33 units) development with ancillary canteen (zervex) at #01-XX & 02-13 on lot 05149c mk23 at 8 ubi road 2
29 Jul 2022RenewedFloor 1
Continued use as industrial canteen
Continued use of warehouse units #01-XX and #01-XX as industrial canteen
3 Sept 2019ApprovedFloor 1
Change of use to industrial canteen
Change of use of warehouse units #01-XX and #01-XX to industrial canteen
1 Aug 2011ApprovedFloor 1
Change of use to showroom
Change of use of warehouse unit #01-XX to showroom(display of motorcycles, parts and accessories)

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 Ubi Road 2 price?

Key takeawayUbi Road 2's current JTC street rent is S$30.61 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 5.3% (4.7% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$611

Indicative street yield

5.3% gross

4.7% 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 Zervex right now?

Key takeaway25 units are currently listed at Zervex — 5 for sale and 20 for rent. One row per unit; several agents often market the same unit.

For sale (5)

ZervexS$889k · 1,216 sqft
ZervexS$868k · 1,216 sqft
ZervexS$698k · 861 sqft
Renovated Food Court / Canteen at Ubi RoadS$7.00M · 3,730 sqft

For rent (20)

ZervexS$4k/mo · 1,130 sqft
ZervexS$4k/mo · 1,297 sqft
ZervexS$3k/mo · 850 sqft
ZervexS$1k/mo · 160 sqft

Browse every listing at this building →

What is near Zervex?

Key takeawayThe nearest MRT/LRT is Ubi MRT, about 625 m away.

Getting around

Ubi MRT625 m · ~10 min

Amenities nearby

Opp HDB CP · 214 mUbi MRT Exit B · 593 mSingMedical Clinic Ubi · 768 mEducational Institution · 809 mBusiness Park · 972 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Zervex

Key takeawayThe nearest station is Ubi (DT27), 593 m away — a moderately busy station, with about 22,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 92% of industrial buildings

nearest MRT/LRT Ubi (DT27) 593 m, about 22,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 11,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 25,000 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

Ubi (DT27)593 m · about 22,000 weekday taps
Tai Seng (CC11)793 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 Zervex. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Ubi Ave 4 (URA)91 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Ubi Rd 2 (URA)92 m
S$0.60 per half-hour at midday on a weekday · 35 car lots
Ubi Avenue 4 (JTC)198 m
Ubi View (URA)272 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Ubi Link (URA)299 m
S$0.60 per half-hour at midday on a weekday · 18 car lots

Nearest URA season parking: Kaki Bukit Rd 2, 568 m away, S$90/month.

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

Who's registered at Zervex?

Key takeaway563 live companies (and LLPs and branches; sole proprietors are not counted) list Zervex as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
161
Professional, scientific and technical services
85
Construction
84
Information and communications
73
Manufacturing
39
Transportation and storage
32
Financial and insurance
23
Administrative and support services
19
Accommodation and food services
13
Real estate
13

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$24.75 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$24.75 psm/mo
Observed range: S$20.68 – S$32.28

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 Zervex

Where is Zervex?⌄

Zervex is at 8 Ubi Road 2, Singapore 408538, in the Geylang planning area.

What is Zervex zoned as?⌄

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

What kind of business can operate at Zervex?⌄

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 Zervex?⌄

Zervex is leasehold. About 42 years remain on the lease.

What have units at Zervex sold for?⌄

Across 288 recorded transactions, the median is S$468 psf. The latest was in July 2026.

What does industrial space near Zervex rent for?⌄

JTC's rental returns for Ubi Road 2 put the median at about S$2.30 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Ubi Road 2, not a rent quoted for Zervex itself.

What is the nearest MRT station to Zervex?⌄

Ubi MRT is the closest, 625 m away (about a 10-minute walk).

How many businesses are registered at Zervex?⌄

638 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: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

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.

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 EdgeProp, 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.