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351 On Braddell Review

351 On Braddell Review
Industrial & Commercial Property Review — District 20

351 On Braddell

A hi-spec, institutionally-owned B1 building at the doorstep of Braddell MRT

SGCPI Research Desk Updated August 2026 351 Braddell Road, Singapore 579713 ≈30-YR LEASEHOLD FROM 2018

Street-level view of 351 On Braddell, 351 Braddell Road, Singapore 579713. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building Name351 On Braddell
Address351 Braddell Road, Singapore 579713
DistrictDistrict 20 (Braddell / Toa Payoh)
Tenure≈30-year leasehold from ≈2018
Zoning / UseB1 Light Industrial (with food-processing use in part of the building)
Built Form7-storey multi-user hi-spec industrial building (East & West Wing)
Land Area / GFA≈40,500 sq ft typical floor plate; ≈236,864 sq ft net lettable area
Completion Year2021 (TOP March 2021)
Nearest MRTBraddell MRT (NS18), Toa Payoh MRT, Marymount MRT
Key Road AccessCentral Expressway (CTE), Pan-Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE)
Transacted PSF Range≈S$550 – S$680 psf
Sale Price Range≈S$3.7M – S$6.1M per unit (≈6,776 – 8,929 sq ft)
Asking Rent RangeS$4.45 – S$4.90 psf/month
Occupier BaseLight manufacturing, IT trade, electronics and media/telecom occupiers; near-full occupancy under institutional ownership (Boustead Industrial Fund)

Location & Connectivity

351 On Braddell sits within the Braddell Heights estate, a city-fringe pocket wedged between Toa Payoh, Ang Mo Kio, Bishan and Thomson. It occupies a rare industrial-zoned plot within an otherwise residential-heavy corridor, giving occupiers a central Singapore address without the CBD price tag. The immediate surrounds mix mature HDB estates, the News Centre and clusters of established industrial and office users, lending the location a settled, well-serviced character rather than a fringe-of-nowhere industrial park feel.

Connectivity is a genuine strength of this address. Braddell MRT on the North-South Line is roughly five to eight minutes on foot, while Toa Payoh and Marymount stations extend the practical catchment further. Multiple bus stops sit right outside the building, including stops serving Braddell Station and Blk 111. For driving occupiers and logistics needs, the CTE and PIE are both close by, with the KPE offering an additional route east, putting the CBD, Changi Airport and the wider industrial belt within a comfortable twenty-to-thirty-minute drive.

Surrounding amenities lean practical rather than lifestyle-driven: coffeeshops, eateries and a food court within the building itself, Toa Payoh Hub a short drive away for banking, retail and F&B, and Toa Payoh Bus Interchange nearby for staff commuting. The estate is also close to some of Singapore’s better-regarded schools, which can matter for occupiers weighing where their workforce lives relative to where they work.

Location of 351 On Braddell. Map data: Google Maps, accessed August 2026.

Building & Facilities

Completed in March 2021 and developed by Boustead Projects, 351 On Braddell is a seven-storey multi-user hi-spec industrial building split into East and West Wings, with typical floor plates of around 40,500 sq ft. Floor-to-floor heights, centralised air-conditioning and generous natural lighting were built into the design brief from the outset, positioning the building above the specification of much of the older B1 stock in the surrounding Braddell and Toa Payoh industrial pockets.

Common facilities are geared toward modern, higher-headcount industrial and office-hybrid use. On-site amenities include End-of-Trip facilities with eight shower rooms and lockers, a food court for tenants and visitors, and a large drop-off area at the entrance. Parking provision runs to roughly 82 car lots, seven motorbike lots, ninety bicycle lots and two handicap-accessible lots, which is a reasonable ratio for a building of this floor area and tenant mix.

Units are typically handed over partially fitted or in shell-and-core condition, with tenants expected to carry out their own fit-out to suit production, storage or office use, and to reinstate on lease expiry unless otherwise agreed. As with any B1-zoned building, prospective occupiers and investors should independently verify permitted use, fire safety certification and any use-specific approvals (such as food-processing licences) with the relevant authorities before committing, since compliance conditions can vary by unit and by intended activity.

Unit Types & Floor Plan Notes

Unit sizes at 351 On Braddell span a wide range, from smaller office-style spaces suited to lean teams up to full-floor plates for larger manufacturing or logistics operations. The building’s modular layout allows several configurations to be combined or subdivided, which has historically kept the space attractive to a broad mix of occupier sizes even as availability has tightened.

Compact Office/B1

≈1,800 – 3,600 sq ft

Entry-level units suited to smaller IT, trading or administrative teams wanting a hi-spec industrial address without committing to a full floor.

Mid-Size Production/Office

≈4,000 – 6,800 sq ft

Balanced units for light manufacturing, assembly or combined office-and-production use, the most commonly listed size band in recent lettings.

Large Floor Unit

≈6,776 – 8,929 sq ft

Larger contiguous blocks suited to established manufacturers, electronics assembly or media/telecom occupiers needing dedicated floor space.

Full-Floor / High-Spec

Up to ≈21,000 sq ft

Whole-floor or near-whole-floor takes for occupiers consolidating operations, subject to availability given the building’s high occupancy.

Typical Floor Plate: ≈40,500 sq ft
Net Lettable Area (Building): ≈236,864 sq ft
Air-Conditioning: Centralised, chargeable during defined office hours
Handover Condition: Partially fitted or shell-and-core, tenant reinstatement on expiry
Loading & Vehicle Access: Ground-level loading provision plus ≈82 car, 7 motorbike and 90 bicycle lots

Investment Case

351 On Braddell’s appeal rests on a combination that is hard to replicate on newer JTC industrial land: a genuinely central, MRT-adjacent site, a modern hi-spec build completed in 2021, and near-full occupancy under stable institutional ownership. That said, the shortening leasehold and the building’s structure as a predominantly institutionally-held asset (owned via Boustead Industrial Fund) change the calculus for individual buyers compared with a conventional strata-titled industrial building, and these factors deserve careful weighing before any commitment.

What Works

  • Genuinely central, city-fringe location close to Braddell MRT and major expressways
  • Modern 2021-completed hi-spec build with centralised air-conditioning and EOT facilities
  • Track record of near-full occupancy and consistent tenant demand
  • Backed by institutional ownership (Boustead Industrial Fund), suggesting professional asset management
  • Zoning flexibility, including food-processing use in part of the building, widens the occupier pool

What to Weigh Carefully

  • Remaining leasehold is shortening and will affect financing terms over time
  • Predominantly institutional/single-owner structure limits outright strata purchase opportunities
  • B1 zoning restricts occupier types to permitted industrial and ancillary uses
  • Rental rates are subject to periodic revision by the managing landlord
  • Resale or sub-sale liquidity is thinner than for conventional strata-titled industrial buildings

Who This Suits

351 On Braddell suits tenants more than strata investors, given its institutional ownership structure. It works well for light manufacturers, electronics assemblers, IT and media/telecom occupiers, and businesses running combined office-and-production operations who want a central, MRT-linked address with modern building specifications. Occupiers valuing staff convenience — proximity to mature residential estates, schools and transport — will find the location genuinely practical rather than merely marketed as such. For investors, exposure is more realistic through the managing fund or via any occasional strata or sub-lease opportunities that arise, rather than through direct outright purchase of individual units, so this is best suited to occupier-buyers or those comfortable with indirect, fund-level industrial property exposure.

Frequently Asked Questions

What is 351 On Braddell zoned for, and what businesses can operate here?
The building is zoned B1 Light Industrial, which permits clean, light manufacturing, assembly, warehousing, and ancillary office use in support of an industrial operation. Part of the building carries approval for food-processing activity, which is relatively scarce in this part of Singapore and widens the pool of eligible occupiers such as food manufacturers and central kitchens. B1 zoning generally excludes purely commercial retail or office-only use unless it is ancillary to an approved industrial activity. Prospective tenants or buyers should always verify the specific permitted use for their intended activity with URA and JTC before signing, since approvals can be unit- or wing-specific rather than blanket across the building.
Can foreigners buy industrial property at 351 On Braddell?
Unlike residential property, Singapore does not restrict foreign ownership of B1 industrial space under the Residential Property Act, so foreign individuals and companies can generally purchase industrial units, subject to the usual conditions attached to JTC-leasehold land and any approvals required for the intended use. In practice, however, 351 On Braddell is predominantly held by an institutional owner (Boustead Industrial Fund) rather than sold on a unit-by-unit strata basis, so direct purchase opportunities for any buyer, local or foreign, are limited. Interested parties should confirm current ownership structure and availability with the managing agent before assuming a straightforward purchase path is open.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase here?
ABSD in Singapore applies to residential property purchases, not to industrial or B1 commercial property such as 351 On Braddell. Buyers of industrial units are therefore not subject to the residential ABSD rates that apply to Singaporeans, permanent residents or foreigners buying homes. This is one of the structural attractions of industrial and commercial real estate for investors seeking to diversify away from residential cooling measures. That said, buyers should not assume industrial property is duty-free altogether — standard Buyer’s Stamp Duty still applies, and GST may be payable depending on the seller’s tax status, so professional advice remains essential.
Is Seller’s Stamp Duty (SSD) payable if I resell within a few years?
Industrial property in Singapore is subject to its own SSD regime, separate from the residential SSD schedule, and it has historically applied on a sliding scale for properties sold within three years of purchase, with the rate reducing the longer the property is held. Given 351 On Braddell’s ownership is concentrated with an institutional landlord rather than spread across many strata owners, SSD considerations are more relevant to any fund-level or bulk transaction than to an individual unit resale. Buyers contemplating a shorter holding period should check the prevailing SSD rates and holding-period thresholds with IRAS or a property tax adviser at the time of purchase.
How much Buyer’s Stamp Duty (BSD) should I budget for?
BSD for non-residential property, including industrial buildings like 351 On Braddell, is calculated on a tiered basis applied to the purchase price or market value, whichever is higher, with rates increasing progressively across value bands. For a mid-sized unit in the range typically seen at this building, BSD would represent a meaningful but budgetable transaction cost, generally in the low single-digit percentages of total consideration once blended across the tiers. Buyers should factor BSD into their total acquisition cost alongside legal fees and any applicable GST, and should obtain an updated BSD computation from IRAS or their conveyancing lawyer before finalising an offer.
Is GST payable when purchasing at 351 On Braddell?
GST typically applies to the sale of non-residential property, including industrial units, when the seller is a GST-registered entity, which is common for institutionally-owned assets such as this one. Buyers should expect GST to be charged on top of the purchase price in most scenarios involving an institutional or corporate seller, though the treatment can vary depending on how the transaction is structured, for example as an asset sale versus a transfer of a going concern. This materially affects the all-in cost of acquisition, so buyers should clarify the GST position in writing with the seller and their tax adviser before committing to a price.
How does the remaining lease affect financing?
With an estimated 30-year lease from around 2018, 351 On Braddell’s remaining tenure sits in the mid-twenties of years, which banks will factor into loan tenure and quantum. Singapore lenders generally cap industrial property loan tenures so that the loan is fully repaid well before lease expiry, often requiring the remaining lease at the end of the loan term to exceed a minimum threshold. This can mean shorter loan tenures and correspondingly higher monthly instalments compared with a freehold or long-leasehold asset. Buyers should obtain an in-principle approval early to understand achievable loan-to-value ratios and tenure specific to this building’s remaining lease before proceeding.
What rental yield can investors expect?
Based on asking rents of roughly S$4.45 to S$4.90 psf per month and estimated capital values in the S$550 to S$680 psf range, gross yields for comparable B1 space in this location have generally clustered in the mid-single-digit percentage range, which is broadly competitive with other city-fringe industrial assets. Actual achievable yield depends heavily on unit size, fit-out condition, and prevailing market rents at the point of transaction, and will differ for any indirect exposure obtained through the managing fund rather than a direct unit purchase. Investors should stress-test yield assumptions against current asking rents and realistic occupancy rather than headline figures alone.
How does the building’s age and specifications compare with older B1 stock nearby?
Completed in March 2021, 351 On Braddell is considerably newer than much of the surrounding industrial stock in the Braddell, Toa Payoh and Sin Ming pockets, many of which date from the 1990s or earlier. This translates into higher floor-to-floor heights, better natural lighting, centralised air-conditioning, and modern End-of-Trip facilities that older buildings typically lack. For occupiers prioritising staff amenities and building presentation, this age and specification gap is a genuine differentiator. The trade-off is a shorter remaining lease relative to some older buildings that may have been granted longer original tenures, so age and lease length should be weighed together rather than age alone.
What are the odds of en-bloc sale or redevelopment?
En-bloc sales are a strata-title mechanism requiring collective owner consent, and since 351 On Braddell is predominantly held by a single institutional owner rather than fragmented across many strata owners, a conventional en-bloc process is unlikely to apply here. Any future redevelopment or repositioning decision would instead rest with the fund owner and its investors, guided by asset performance, lease expiry timing and JTC land-use policy rather than a strata vote. For occupiers, this generally means more predictable building continuity in the near term, though long-term outcomes will ultimately depend on decisions made by the institutional owner well ahead of lease expiry.
What about parking, loading bays and vehicle access?
The building provides approximately 82 car parking lots, seven motorbike lots, ninety bicycle lots and two handicap-accessible lots, alongside a dedicated ground-level loading and drop-off area suited to light industrial goods movement. This is a reasonable provision for a building of this floor area, though occupiers running frequent heavy-vehicle logistics should verify loading bay dimensions, access hours and any booking system with building management before committing, since shared loading facilities in multi-tenant buildings can require coordination during peak periods. Staff and visitor car parking availability may also tighten as the building’s high occupancy is sustained.
Are there maintenance or service charge fees, and how much?
As 351 On Braddell is not a conventional strata-titled MCST development, there is no traditional MCST maintenance fee payable by individual owners in the way one would see at a strata industrial building. Instead, tenants typically pay service or maintenance charges bundled into their lease terms, alongside separately metered or chargeable centralised air-conditioning during defined office hours. Prospective tenants should request a full breakdown of rent, service charge, air-conditioning charges and any other recoverable costs from the managing agent, since the all-in occupancy cost can differ meaningfully from the headline psf rental rate alone.
How liquid is resale for space at 351 On Braddell?
Resale liquidity here differs from a typical strata-titled industrial building, because the asset is predominantly owned and managed by an institutional fund rather than sold unit by unit to individual owners. This means there is limited open-market strata resale activity to reference for pricing, and any exit for an individual buyer would likely occur through sub-letting, assignment of lease, or a negotiated transaction with the landlord rather than a conventional resale listing. Investors seeking straightforward, frequently-traded strata liquidity may find this building less suited to that strategy, while occupiers focused on lease flexibility rather than ownership exit are less affected by this constraint.
What kinds of businesses suit 351 On Braddell best?
The building’s tenant mix and permitted use point toward light manufacturers, electronics and precision assembly operations, IT and media/telecom companies, and, for the wing with relevant approval, food-processing businesses needing hygienic, modern facilities. Its central location and MRT proximity also make it attractive to businesses that want an easier commute for a knowledge-worker or technician workforce than a typical outlying industrial estate offers. Smaller trading or logistics-support companies can find a fit in the more compact unit sizes, while larger manufacturers can take full floors when available. Businesses requiring heavy-vehicle B2 use or unrestricted commercial retail frontage would generally be better served elsewhere.

This article is for general informational purposes only and does not constitute financial, investment, legal or tax advice. Figures marked with “≈” are reasoned estimates based on publicly available listings and market data as at the update date shown above, and may not reflect current asking or transacted prices. Zoning, permitted use, tenure, stamp duty and tax treatment should be independently verified with the relevant authorities, including URA, JTC, IRAS and a qualified property lawyer or tax adviser, before making any purchase, lease or investment decision. Readers should conduct their own due diligence and are strongly encouraged to seek professional advice suited to their specific circumstances before relying on any information presented here.

© 2026 SG Commercial Property Insights. All rights reserved.

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