Reviews Published September 17, 2026

10 Pandan Crescent Review

Street-level view of 10 Pandan Crescent, 10 Pandan Crescent, Singapore 128466. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building Name10 Pandan Crescent (UE Tech Park, Block 10)

Address10 Pandan Crescent, Singapore 128466

DistrictDistrict 05 (Buona Vista / West Coast / Clementi)

Tenure≈60-year leasehold from ≈1996 (unconfirmed; verify with SLA/URA)

Zoning / UseB2 Industrial (Factory/Workshop, light manufacturing, warehousing)

Built Form6-storey warehouse block, twinned with the 5-storey Block 8 next door

Land Area / GFA≈780,000 sq ft combined GFA across Blocks 8 & 10 (estimate)

Completion Year≈1996 (estimate — established JTC-era industrial estate)

Nearest MRTClementi MRT (EW23)

Key Road AccessWest Coast Highway, Ayer Rajah Expressway (AYE), Pan Island Expressway (PIE)

Transacted PSF Range≈S$1.60 – S$1.90 psf/month (asking rental basis)

Sale Price Range≈S$2,082,000 – S$5,567,000

Asking Rent Range≈S$6,678 – S$43,904 per month

Occupier BaseLogistics, warehousing and light-manufacturing tenants; managed under AIMS APAC REIT

Location & Connectivity

10 Pandan Crescent sits at the southern junction of Pandan Crescent and West Coast Highway, within the Buona Vista / West Coast / Clementi industrial belt of District 05. The site is roughly 13 km from Singapore’s city centre, placing it firmly in the West Region’s established logistics and light-manufacturing corridor rather than a mixed-use or lifestyle precinct.

Road access is the building’s strongest connectivity asset: West Coast Highway runs directly past the frontage, with the Ayer Rajah Expressway (AYE) and Pan Island Expressway (PIE) both within a short drive, giving container and cargo traffic efficient reach across the island. Public transport is comparatively modest — Clementi MRT (EW23) and the adjoining bus interchange are a short drive or bus ride away rather than a walkable link, which is typical for older-generation B2 estates and should be weighed by occupiers reliant on staff commuting by rail.

The immediate surrounds mix industrial and residential amenities: nearby eateries such as Teckway Makan Place and 516 Eating House serve the working population, while Sheng Siong and Cold Storage supermarkets, Hong Leong Garden Shopping Centre, West Coast Plaza and The Clementi Mall provide broader retail and F&B options within reasonable driving distance for staff and visitors.

Location of 10 Pandan Crescent. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development comprises two connected warehouse blocks — a five-storey Block 8 and a six-storey Block 10 — sharing a common loading and vertical-transport backbone. Units are generally laid out as regular, squarish bays intended for warehousing, storage, distribution and light manufacturing, with floor loading of approximately 20 kN/m² and ceiling heights of around 6 to 7 metres, sufficient for standard racking and most B2-permitted operations.

Vertical and horizontal logistics are handled by 16 cargo lifts (rated around 5 tonnes each) and 12 passenger lifts serving both blocks, alongside 80 loading and unloading bays on the first storey, 38 of which are fitted with dock-levellers capable of accommodating 20- and 40-foot containers. Units are typically handed over in bare or warm-shell condition, leaving fit-out (racking, partitioning, M&E) to the incoming occupier.

Prospective buyers and tenants should independently verify floor-loading allocation, cargo lift access and power capacity for their specific unit, confirm current B2 use restrictions with URA/JTC, and check the property’s management corporation or REIT-managed arrangements before committing, since specifications and availability can shift unit by unit within a large multi-tenanted complex.

Unit Types & Floor Plan Notes

Rather than residential-style unit types, 10 Pandan Crescent is let and sold in size-banded warehouse bays, ranging from compact standalone units to combinable large-format space suited to bigger logistics operators. The four indicative bands below reflect sizes that have circulated in recent listings.

Compact Bay

≈6,500 – 8,500 sq ft

Entry-level footprint suited to smaller distribution, storage or light-assembly operators wanting a self-contained bay with direct loading access.

Mid Bay

≈9,000 – 13,000 sq ft

Common mid-tier size for regional distributors, offering a balance of storage floor area and ancillary office space within the same unit.

Large Bay

≈16,000 – 23,000 sq ft

Suited to larger 3PL and manufacturing occupiers needing greater racking runs and dock-leveller access for higher throughput.

Combined / Full-Floor

Up to ≈68,000 sq ft

Adjoining bays can be combined into a single large-format lease or purchase, typically for anchor logistics or regional-hub tenants.

Floor Loading: ≈20 kN/m²

Ceiling Height: ≈6 – 7 m

Loading Bays: 80 total, 38 fitted with dock-levellers

Cargo Lifts: 16 across both blocks, ≈5-tonne capacity each

Passenger Lifts: 12 across both blocks

Investment Case

As an established, REIT-managed B2 warehouse asset with strong expressway access, 10 Pandan Crescent appeals mainly to logistics and light-industrial occupiers and investors seeking functional space over prestige. The case rests on infrastructure and location fundamentals rather than redevelopment upside.

What Works

Direct frontage onto West Coast Highway with quick access to AYE and PIE.
Institutionally managed by AIMS APAC REIT, supporting building upkeep and tenant continuity.
Extensive loading infrastructure — 80 bays and 38 dock-levellers — suited to container-based logistics.
Range of unit sizes, from compact bays to combinable large-format space.
Steady underlying demand from the West Region’s logistics and light-manufacturing occupier base.

What to Weigh Carefully

Tenure and exact completion year are not publicly confirmed and should be verified before transacting.
Clementi MRT is a drive away, not a walking-distance connection, limiting appeal for staff reliant on rail.
B2 zoning caps permitted uses, ruling out retail, F&B or general office occupation.
Building age suggests M&E and finishes may trail newer purpose-built logistics facilities in the West Region.
Sale and rental pricing data remain thin, making precise valuation benchmarking harder than for more liquid assets.

Who This Suits

10 Pandan Crescent is best suited to SME logistics operators, distribution and freight-forwarding businesses, and light manufacturers that need regular-shaped, container-accessible bays close to the AYE/PIE network rather than a rail-centric or client-facing location. Owner-occupiers seeking functional, no-frills industrial space — and investors comfortable with an income-focused, REIT-adjacent industrial hold rather than a redevelopment play — are the natural fit. It is a weaker match for businesses needing heavy footfall, retail exposure, walk-in clientele, or MRT-dependent staffing.

Frequently Asked Questions

What is the permitted use and zoning at 10 Pandan Crescent?

The building is zoned B2 Industrial under URA’s Master Plan, permitting light manufacturing, warehousing, storage, distribution and ancillary office use tied to the primary industrial activity. B2 zoning is more permissive than B1 in terms of noise, vibration and processes allowed, but it still excludes retail, F&B, general office leasing and other non-industrial uses unless specific approval is obtained. Occupiers should confirm their intended activity falls within the “housed in an industrial estate” test URA applies, and check any use restrictions specific to the unit or the AIMS APAC REIT lease terms before committing to a purchase or tenancy, since non-compliant use can trigger enforcement action.

Can foreigners buy a unit at 10 Pandan Crescent?

Yes — industrial property in Singapore, including B2 warehouse units like those at 10 Pandan Crescent, is not covered by the Residential Property Act, so foreign individuals and foreign-owned companies can generally purchase without the restrictions that apply to landed or certain residential property. That said, buyers should still confirm their eligibility to operate an industrial business in Singapore, since occupying (rather than merely holding) the unit for manufacturing or warehousing activity typically requires the operating entity to be properly registered and, where relevant, hold the necessary business licences. Financing terms for foreign buyers may also differ from those offered to Singapore-based companies.

Does Additional Buyer’s Stamp Duty (ABSD) apply here?

ABSD is levied on residential property purchases in Singapore and does not apply to industrial assets such as 10 Pandan Crescent, regardless of the buyer’s residency or number of existing properties. Buyers of industrial units instead pay standard Buyer’s Stamp Duty (BSD) on the purchase price or market value, whichever is higher. This makes industrial property comparatively more stamp-duty-efficient than residential property for investors already holding multiple homes. However, GST may apply on top of the purchase price for GST-registered sellers, and buyers should factor this into total acquisition cost rather than assuming industrial property is duty-free.

Is Seller’s Stamp Duty (SSD) a concern for industrial units?

Industrial properties, including warehouse units at 10 Pandan Crescent, are subject to their own SSD regime, separate from residential SSD rates and holding periods. Sellers who dispose of an industrial property within the prescribed holding period from purchase may incur SSD calculated on the sale price or market value. This is designed to discourage short-term flipping of industrial assets. Investors planning a quick resale or those uncertain about their holding horizon should check the current SSD holding period and rate schedule before purchasing, as SSD can materially affect the economics of a short-term industrial property trade.

How is Buyer’s Stamp Duty (BSD) calculated on this property?

BSD on an industrial purchase like a unit at 10 Pandan Crescent is calculated on a tiered percentage basis applied to the purchase price or market valuation, whichever is higher, following the same marginal-rate structure used for non-residential property. There is no ABSD component for industrial assets, so BSD is typically the main upfront stamp duty cost. Buyers should obtain a formal valuation alongside the option to purchase to confirm the BSD base, and budget for BSD, legal fees and any applicable GST as part of total transaction costs rather than treating the headline purchase price as the full cash outlay required.

Does GST apply when buying or leasing space here?

GST can apply to both the purchase and rental of industrial space at 10 Pandan Crescent if the seller or landlord is GST-registered, since commercial and industrial property transactions are generally treated as taxable supplies, unlike residential property. Buyers acquiring the unit for a GST-registered trading business may be able to claim input tax on the GST paid, subject to normal GST rules. Tenants should check whether quoted asking rents are stated inclusive or exclusive of GST, as this is a common source of budgeting discrepancy, and factor GST into cash-flow projections when comparing this property against GST-exempt alternatives.

How does financing work against the property’s remaining lease?

Since 10 Pandan Crescent’s exact tenure start and remaining lease are not publicly confirmed, financing terms will depend on verified lease information obtained through title search or the seller’s solicitors. Singapore banks generally reduce the maximum loan tenure and loan-to-value ratio as the remaining lease shortens, particularly once it falls below roughly 60 years, which can affect affordability for older leasehold industrial buildings. Buyers should request the actual lease commencement date, confirm the remaining term with a conveyancing lawyer, and obtain in-principle approval from more than one lender before committing, since financing conditions can vary meaningfully between banks for ageing industrial leases.

What rental yield can an investor reasonably expect?

Based on asking rents of roughly S$1.60 to S$1.90 psf per month against sale prices in the low-to-mid single-digit millions for larger bays, gross yields for 10 Pandan Crescent-type units typically sit in a moderate industrial-asset range, though actual achieved figures depend on unit size, condition and tenancy terms at the time of purchase. Investors should model net yield after property tax, maintenance, insurance and any vacancy allowance rather than relying on gross asking-rent figures alone. Given thin public transaction data for this specific address, benchmarking against comparable West Region B2 warehouse transactions is advisable before finalising a yield assumption.

How does the building’s age affect buying or leasing decisions?

10 Pandan Crescent appears to be an established, older-generation industrial building rather than a recently completed development, which typically means lower acquisition cost per square foot but potentially higher near-term capital expenditure on M&E systems, lifts and building finishes compared with newer purpose-built logistics facilities. Buyers and tenants should request maintenance records, recent upgrading works and any planned capital works from the building’s management before committing. Building age is not necessarily a deal-breaker for warehousing use, where functional specifications like floor loading and lift capacity matter more than aesthetics, but it should be priced into offer decisions.

What are the odds of en-bloc sale or redevelopment?

There is no public indication of an imminent en-bloc sale or redevelopment plan for 10 Pandan Crescent, and as a REIT-held asset under AIMS APAC REIT, any collective sale would follow the REIT’s own capital-recycling strategy rather than individual strata owners’ initiative, since the property does not appear to be under conventional strata-title MCST ownership. Redevelopment odds for established West Region industrial land are generally moderate over the medium-to-long term given ongoing state and JTC planning reviews for older industrial estates, but investors should not treat en-bloc upside as a near-term thesis and should focus on income and occupier fundamentals instead.

What parking and loading facilities are available?

The combined Blocks 8 and 10 development offers substantial loading infrastructure, with 80 loading and unloading bays and 38 dock-levellers across the first storey, supporting 20- and 40-foot container access — a strong specification for a logistics-oriented B2 building. Vertical movement of goods is handled by 16 cargo lifts of roughly 5-tonne capacity, supplemented by 12 passenger lifts for staff and visitors. Car parking provision for staff and visitor vehicles is typical of surrounding West Region industrial estates, though exact lot allocation per unit should be confirmed directly with building management, as it can vary between tenancies and ownership arrangements.

What maintenance or management fees should buyers expect?

As the property is managed within AIMS APAC REIT’s portfolio rather than a conventional strata-titled MCST structure, maintenance arrangements are likely to be handled centrally by the REIT manager rather than billed as a standard per-square-foot MCST fee to individual strata owners, though this should be verified for any specific strata unit within the complex. Buyers of strata units, where applicable, should request the latest management fund statements, sinking fund position and any planned major works before purchase. Tenants leasing space typically pay service charges as part of their lease terms, covering common-area upkeep, lift servicing and shared loading-bay maintenance.

How liquid is the resale market for units here?

Public transaction records for 10 Pandan Crescent show limited disclosed sale and rental activity, suggesting the resale market for this specific address is comparatively thin relative to more actively traded industrial developments elsewhere in Singapore. This is consistent with a large, REIT-managed complex where units may turn over infrequently through direct negotiation rather than open-market listings. Buyers prioritising exit flexibility should treat this as a longer-hold, income-focused asset rather than a short-cycle trading position, and should engage an industrial-specialist agent to gauge realistic timeframes and achievable pricing before committing capital.

Which types of businesses are best suited to this property?

Given its B2 zoning, container-accessible loading bays, 6–7 metre ceiling heights and direct highway frontage, 10 Pandan Crescent is best suited to logistics and freight operators, third-party warehousing providers, light manufacturers and distribution or e-commerce fulfilment businesses that need functional, well-connected industrial space rather than a client-facing or retail-style presence. Businesses requiring heavy machinery processes, high power loads or specialised clean-room conditions should separately verify whether the unit’s electrical and structural specifications meet their requirements. It is a weaker fit for showroom, F&B, general office or consumer-facing operations, which fall outside standard B2 permitted use.

Insider Rating

67/100

A solid, no-frills logistics hold with dependable loading infrastructure but limited near-term capital-appreciation catalysts.

PRICE62/100

Asking psf sits in line with older West Region B2 stock; limited public transaction data makes precise benchmarking harder.

MARKET APPEAL68/100

Strong loading-bay and lift infrastructure is genuinely useful for container-based logistics occupiers.

FUTURE DEMAND65/100

Steady demand expected from West Region logistics and distribution tenants anchored around the AYE/PIE corridor.

EXIT STRATEGY58/100

Building age, unconfirmed tenure and thin resale data narrow the pool of ready buyers on exit.

Clementi MRT (EW23), the nearest station to 10 Pandan Crescent. Map data: Google Maps, accessed August 2026.

Enquire About This Listing

Speak with the research desk for unit availability, floor plans and current asking terms at 10 Pandan Crescent.

+65 8901 7972

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