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72 Loyang Way Review

72 Loyang Way Review
Heavy Industrial & Marine Support Facility Review — District 17

72 Loyang Way

A waterfront offshore-marine support base off Loyang Way, built around a 142-metre jetty and heavy fabrication sheds.

SGCPI Research Desk Updated August 2026 72 Loyang Way, Singapore 508762 ≈60-YR JTC LEASEHOLD TO 20 MAR 2038

Street-level view near 72 Loyang Way, Singapore 508762. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building Name72 Loyang Way
Address72 Loyang Way, Singapore 508762
DistrictDistrict 17
TenureJTC leasehold estate land titles, collectively expiring 20 March 2038 (≈12 years remaining as at 2026)
Zoning / UseB2 Heavy Industrial — MPA-approved offshore/marine supply base
Built FormTwo blocks of 3- and 4-storey ancillary office, a 4-storey workers’ dormitory, two single-storey heavy fabrication workshops, a blasting & spray-painting chamber, a warehouse, and a 142m jetty
Land Area / GFA≈93,000 sqm site / ≈40,000 sqm GFA (estimate)
Completion Year≈2005
Nearest MRTNo MRT currently; future Loyang MRT (Cross Island Line) ≈1.5km away, targeted ≈2030
Key Road AccessLoyang Way → Loyang Avenue → Tampines Expressway (TPE) / Pan-Island Expressway (PIE)
Transacted PSF Range≈S$180 – S$260 psf (built-up, whole-building basis)
Sale Price Range≈S$85 million – S$110 million (whole-building/land, non-strata)
Asking Rent Range≈S$1.00 – S$1.60 psf/month (master-lease, triple net)
Occupier BaseHistorically a single-tenant offshore/marine engineering and oil & gas fabrication operator; privately held by a marine/offshore engineering business since 2020

Location & Connectivity

72 Loyang Way sits at the coastal edge of the Loyang Industrial Estate in Singapore’s east, a stretch long associated with aerospace maintenance, marine engineering and offshore support services because of its proximity to both Changi Airport and open water. The estate’s waterfront lots are relatively scarce, and 72 Loyang Way is one of a small number with direct jetty access approved by the Maritime and Port Authority, which sets it apart from the more typical landlocked B2 sheds found elsewhere in Singapore’s industrial belt.

Road connectivity is currently the site’s main lifeline rather than rail. Loyang Way feeds onto Loyang Avenue, which connects quickly to the Tampines Expressway (TPE) and onward to the Pan-Island Expressway (PIE), giving trucks and heavy plant a direct run to Changi Airport, the Changi Business Park corridor and the rest of the island. There is no MRT station within convenient walking distance today; the planned Loyang station on the Cross Island Line, targeted to open around 2030, would eventually improve rail access for staff, though occupiers should plan around road-based commuting and logistics in the interim.

Nearby amenities lean industrial and institutional rather than retail: the SIA Supplies Centre, Changi Logistics Centre and Airport Logistics Park of Singapore all sit within the immediate vicinity, reflecting the estate’s role as a support cluster for Changi Airport’s aviation and cargo operations. For workers based on site, NTUC Downtown East and Loyang Point shopping mall are a short drive away, along with residential pockets around Pasir Ris and Loyang that supply the estate’s workforce.

Location of 72 Loyang Way. Map data: Google Maps, accessed August 2026.

Building & Facilities

The complex is built around two ancillary office blocks of three and four storeys, sitting alongside a separate four-storey workers’ dormitory rated for up to around 160-200 beds — a configuration aimed squarely at operators running labour-intensive fabrication or vessel-support work rather than conventional office tenants. Two high-ceiling, single-storey production workshops anchor the production side of the site, each fitted with overhead gantry cranes (two rated at 20 tonnes and two at 30 tonnes), suited to heavy steel fabrication, module assembly and marine equipment overhaul.

Beyond the workshops, the facility includes a dedicated blasting and spray-painting chamber, a single-storey warehouse, hardstanding/open yard space, and the signature asset of the site: a jetty with 142 metres of sea frontage rated for 80kN/sqm floor loading, positioning it as a fully-integrated offshore supply base. Power infrastructure is correspondingly heavy-duty, with dual 1,500A low-tension incoming supplies approved for up to 2,000kVA, alongside 40-footer container access and dedicated loading/unloading bays.

Because this is an existing, previously tenanted industrial-marine facility rather than a new-build strata development, prospective buyers or tenants should independently verify current JTC land-use conditions, the validity and transferability of MPA jetty approvals, environmental permits tied to blasting and spray-painting operations, and the building’s maintenance history before committing, since heavy industrial fit-outs of this kind carry more site-specific due-diligence requirements than a typical office or light-industrial unit.

Unit Types & Floor Plan Notes

72 Loyang Way is not strata-subdivided; it functions as a single integrated facility historically leased or sold as a whole. For planning purposes, the site is best understood as four functional components, summarised below, which a buyer or master tenant would typically take on together rather than piecemeal.

Ancillary Office

3- & 4-Storey Blocks

Two linked office blocks providing administrative, project management and site-supervision space for the operator running the facility below.

Production

Heavy Fabrication Workshops

Two single-storey, high-ceiling sheds with 20- and 30-tonne overhead cranes and 20kN/sqm floor loading for structural steel and module work.

Support

Blasting Chamber & Warehouse

A dedicated blasting and spray-painting chamber plus a single-storey warehouse for surface treatment, coating and materials storage.

Accommodation

4-Storey Workers’ Dormitory

On-site housing for the facility’s workforce, a practical feature for operators running round-the-clock marine or fabrication schedules.

Jetty: 142m sea frontage, 80kN/sqm floor loading, MPA-approved offshore supply base
Workshop Floor Loading: 20kN/sqm (workshops and hardstanding/open yard)
Crane Capacity: 2 x 20-tonne and 2 x 30-tonne overhead gantry cranes
Power Supply: 2 x 1,500A low-tension incoming, approved load up to 2,000kVA
Access: 40-footer container access, direct loading/unloading, on-site parking

Investment Case

72 Loyang Way’s investment story hinges on the trade-off between a genuinely rare waterfront asset and a JTC land lease that is now noticeably shorter than it was at the property’s last institutional sale. The following weighs what makes the site attractive against the constraints a buyer or tenant needs to factor in.

What Works

  • A rare MPA-approved jetty with 142m of sea frontage, difficult to replicate on other industrial sites
  • Heavy-duty power supply and floor loading suited to niche marine, offshore and fabrication tenants
  • Proximity to Changi Airport and an established aerospace/marine servicing cluster
  • A track record of institutional (REIT) ownership, which points to a professionally maintained asset base
  • Whole-building control suits owner-occupiers wanting a dedicated, purpose-built operational base

What to Weigh Carefully

  • A remaining JTC lease of roughly 12 years significantly limits financing tenor and the pool of interested buyers
  • The site’s niche, largely single-tenant nature makes backfilling or subletting harder if an operator exits
  • Offshore marine and oil & gas demand is cyclical and has previously weighed on occupancy at this address
  • JTC’s anchor-tenant GFA occupancy requirements constrain how freely the space can be subdivided or sublet
  • No MRT access today means the site depends heavily on road and vehicle-based connectivity

Who This Suits

72 Loyang Way is best suited to offshore marine engineering firms, oil & gas fabrication or servicing operators, and shipping or logistics businesses that specifically need private jetty access and heavy-lift workshop space rather than generic warehousing. It would also suit an owner-occupier looking to consolidate marine or heavy fabrication operations onto a single waterfront site with room for staff accommodation on the same premises. It is a poor fit for short-term investors, businesses needing flexible strata-titled space, or any occupier whose operations do not genuinely require jetty access, given the shortening lease runway and the facility’s specialised, single-use character.

Frequently Asked Questions

What is 72 Loyang Way zoned for, and what activities are permitted?
The property sits within B2 Heavy Industrial zoning under URA’s Master Plan, which permits a broad range of manufacturing, fabrication and processing activities, including operations with higher environmental or safety footprints than B1 Light Industrial allows. Its specific configuration — an MPA-approved jetty, a dedicated blasting and spray-painting chamber, and heavy-crane workshops — points toward marine engineering, offshore fabrication and vessel-support use as the natural fit. Any change of use, subdivision, or intensification of activity should be checked against current JTC lease conditions and URA guidelines, since heavy industrial sites with waterfront approvals often carry additional use restrictions tied to their original development intent and environmental permits.
Can foreigners buy a JTC leasehold industrial asset like 72 Loyang Way?
Singapore places no blanket restriction on foreign ownership of industrial property, and JTC leasehold industrial land generally follows the same principle — unlike residential landed property, which is tightly restricted under the Residential Property Act. That said, JTC leases typically carry their own eligibility and use conditions, including requirements around the buyer’s or tenant’s business activity and, in some cases, local incorporation or operational presence. A foreign buyer or corporate entity should confirm current JTC assignment and subletting rules directly, as these can differ from standard private industrial land and may affect financing or resale timelines.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase of 72 Loyang Way?
ABSD in Singapore applies to residential property purchases, not to industrial or commercial assets such as 72 Loyang Way. A buyer acquiring this property, whether an individual, local company or foreign entity, would not incur ABSD on the transaction. Buyer’s Stamp Duty (BSD) still applies as the standard transaction tax on the purchase price or market value, whichever is higher. Buyers should nonetheless confirm current stamp duty treatment with a conveyancing lawyer or tax advisor at the point of purchase, since Singapore periodically revises duty rates and thresholds, and industrial transactions can involve additional considerations tied to land lease assignment fees payable to JTC.
What about Seller’s Stamp Duty (SSD) if I resell within a few years?
SSD in Singapore is levied on residential property sold within a defined holding period and does not apply to industrial assets like 72 Loyang Way under current rules, which previously imposed SSD on industrial property but have since removed that requirement. This gives a buyer more flexibility to reposition or exit the asset without an automatic duty penalty tied to holding period. That said, given the shortening JTC lease, the practical constraint on a quick resale is less about duty and more about a shrinking pool of buyers willing to finance or occupy a site with a diminishing lease runway, which affects achievable resale value more than SSD would.
How much Buyer’s Stamp Duty (BSD) would apply on this purchase?
BSD for non-residential property in Singapore is calculated on a tiered basis against the purchase price or market value, whichever is higher, with rates rising progressively at higher price bands. On a whole-building industrial asset in the tens of millions of dollars, BSD would represent a meaningful transaction cost that should be factored into overall acquisition budgeting alongside legal fees and any JTC-related assignment charges. Exact rates change periodically, so buyers should obtain a current computation from a conveyancing lawyer before finalising an offer, rather than relying on historical rate tables that may no longer be in effect.
Is GST payable on the purchase of 72 Loyang Way?
Commercial and industrial property transactions in Singapore, including sales of buildings such as 72 Loyang Way, are generally subject to Goods and Services Tax (GST) on the value of any non-residential building component, payable by a GST-registered seller and typically passed through to the buyer. Bare industrial land sold without a building may be treated differently for GST purposes. Given the size and complexity of this transaction, and the mix of land, buildings, dormitory and jetty infrastructure involved, buyers should work with a tax advisor to confirm the correct GST treatment and ensure it is properly reflected in the sale and purchase agreement before completion.
How does financing work given the shortening remaining land lease?
Banks generally size industrial property loans against the remaining lease term, and with roughly 12 years left on 72 Loyang Way’s JTC titles, most lenders would cap loan tenure well inside that window, often requiring the loan to be fully repaid with a buffer before lease expiry. This typically means shorter amortisation periods, higher monthly instalments relative to the loan quantum, and potentially lower loan-to-value ratios than a comparable freehold or long-leasehold asset would attract. Cash-rich buyers or operators able to fund a larger equity component will have more room to negotiate, while highly leveraged purchases become progressively harder to finance as the lease continues to run down.
What kind of rental yield can an owner expect from this property?
Based on the asking rent range of roughly S$1.00 to S$1.60 psf per month against a sale price in the S$85–110 million band, gross yields would sit in a moderate industrial range, though actual returns depend heavily on securing a tenant whose operations genuinely need jetty access and heavy-crane capacity. Historically the site commanded a substantial master-lease rental from a specialist offshore-engineering tenant, but that reflects a facility built for a specific niche user rather than a broad tenant pool. A prospective landlord should stress-test yield assumptions against the realistic time needed to find or replace a suitably specialised occupier.
How old is the building and what does that mean for maintenance?
The facility is estimated to date from the mid-2000s, making it a mature industrial asset by Singapore standards, with a service history that includes ownership by a listed REIT before its 2020 divestment to a private owner. Buildings of this age and specification — heavy cranes, blasting chambers, jetty structures exposed to marine conditions — typically require more intensive mechanical, electrical and structural upkeep than a newer light-industrial shed. Prospective buyers should commission an independent technical due-diligence survey covering crane certification, jetty structural condition, electrical system capacity and any deferred maintenance before committing, since remedial costs on marine and heavy-industrial infrastructure can be substantial.
What are the odds of an en-bloc sale or redevelopment given JTC’s involvement?
As a single-owner, non-strata industrial site on JTC leasehold land, 72 Loyang Way is not subject to the collective-sale (en-bloc) process that applies to strata-titled developments with multiple owners. Redevelopment potential instead depends on JTC’s own land-use plans for the Loyang Industrial Estate and whatever conditions attach when the current lease approaches expiry around 2038. Given the specialised, capital-intensive nature of the existing facility, a near-term redevelopment or reversion to JTC seems more likely as the lease term shortens than a private-sector-led redevelopment, and buyers should treat the 2038 lease end as a hard planning horizon rather than a negotiable one.
What’s the parking, loading and jetty access situation like?
The site is built for heavy vehicle and marine traffic rather than passenger convenience: it offers 40-footer container access with direct loading and unloading bays, ample on-site parking for staff and visiting vehicles, and — its standout feature — a 142-metre jetty rated at 80kN/sqm floor loading that functions as a fully-integrated offshore supply base approved by the Maritime and Port Authority. This combination of road and sea access is what differentiates the property from typical landlocked industrial sheds. Any new occupier should confirm current MPA berthing approvals and any vessel-size or usage restrictions attached to the jetty before assuming unrestricted marine access.
Are there MCST or maintenance fees, given the building isn’t strata-titled?
Because 72 Loyang Way is a single-owner industrial complex rather than a strata-subdivided development, there is no Management Corporation Strata Title (MCST) and therefore no MCST maintenance fee in the conventional sense. Instead, the owner bears direct responsibility for all upkeep — building services, crane certification, jetty maintenance, dormitory upkeep and grounds — either self-managed or through a facilities management contract. Under the property’s historical master-lease structure, maintenance was handled on a triple-net basis, meaning the tenant covered property tax, land rent and day-to-day upkeep, a structure a new owner may choose to replicate with any future occupier.
How liquid is resale for an asset like this?
Resale liquidity for 72 Loyang Way is inherently limited compared with standard strata-titled industrial units, because it is a large, single-owner, highly specialised marine-industrial asset with a shortening JTC lease. The buyer pool realistically narrows to operators or investors specifically seeking jetty access and heavy fabrication capacity, or to JTC itself as the lease approaches its 2038 end. The property’s own transaction history illustrates this: it changed hands at a materially lower price when divested in 2020 with a shorter remaining lease than when acquired in 2015, underscoring how lease decay compounds the effect of an already narrow buyer base on achievable resale value.
What kinds of businesses suit this facility?
The clearest fit is offshore marine engineering, shipbuilding-adjacent fabrication, and oil & gas equipment servicing firms that need direct jetty access alongside heavy-crane workshop capacity — precisely the profile of its original occupier. Beyond marine-specific users, the site could suit heavy engineering, steel fabrication or module-assembly operators who value the crane capacity, floor loading and power supply even without regular use of the jetty, as well as logistics operators needing a waterfront transshipment point. It is a poor match for office-led, retail, light-assembly or general warehousing businesses, which would be paying for infrastructure — the jetty, blasting chamber, heavy cranes — they have no practical use for.

This article is provided for general informational purposes only and does not constitute financial, legal or investment advice. Figures marked with “≈” are reasoned estimates based on publicly available information and should be independently verified before any transaction decision. Prospective buyers and tenants should conduct their own due diligence, including engaging qualified legal, financial and technical advisors, before acting on any information presented here.

© 2026 SG Commercial Property Insights. All rights reserved.

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