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TradeHub 21 Review

TradeHub 21 Review
Industrial & Commercial Property Review — District 22

TradeHub 21

A matured, multi-block B1 light industrial estate on Boon Lay Way, positioned between Jurong East and Clementi MRT stations.

SGCPI Research Desk Updated 23 August 2026 18 Boon Lay Way, Singapore 609966 60-YR LEASEHOLD FROM 2003

Street-level view of TradeHub 21, Boon Lay Way. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameTradeHub 21
Address8–28 Boon Lay Way, Singapore 609965–609971
DistrictDistrict 22
Tenure60-year leasehold from 2003
Zoning / UseB1 Light Industrial
Built Form8-block ramp-up factory estate, ≈6 storeys per block
Land Area / GFA53,852 sqm / 107,703 sqm
Completion Year2007
Nearest MRTJurong East (EW24/NS1), Clementi (EW23)
Key Road AccessPan Island Expressway (PIE), Ayer Rajah Expressway (AYE)
Transacted PSF RangeS$499 – S$662 psf (trailing 12 months)
Sale Price Range≈S$480,000 – S$2,100,000
Asking Rent Range≈S$1.80 – S$2.60 psf/month
Occupier BaseFurniture & renovation showrooms, car showrooms, lighting, digital locks, workshops, warehousing

Location & Connectivity

TradeHub 21 sits along Boon Lay Way in the heart of the Jurong industrial corridor, roughly equidistant between Jurong East and Clementi. The estate spans eight interlinked blocks numbered 8 through 28, giving it a footprint that feels closer to an industrial park than a single building, and its long road frontage means most units enjoy direct visibility from Boon Lay Way itself.

Public transport access is a genuine strength here. Jurong East MRT interchange (EW24/NS1) and Clementi MRT (EW23) both sit within a short bus ride of the estate, and several bus stops line Boon Lay Way directly in front of the blocks. Drivers benefit from quick slip-road access to both the Pan Island Expressway and the Ayer Rajah Expressway, useful for businesses moving goods, staff or clients across the island without threading through congested town centres.

The surrounding neighbourhood is a working industrial belt rather than a lifestyle precinct, though it is not without amenities. IMM and Big Box shopping malls, along with Giant and several neighbourhood supermarkets, sit within a short drive, and the wider Jurong Lake District masterplan continues to bring incremental upgrades to the area’s infrastructure and public realm.

Location of TradeHub 21. Map data: Google Maps, accessed August 2026.

Building & Facilities

The estate is built as a series of ramp-up factory blocks, each rising to roughly six storeys, with wide internal driveways designed for lorry and van access rather than tight passenger-car turning circles. This ramp-up format allows upper-floor units to be reached by vehicle directly, which is a meaningful advantage for tenants running light assembly, storage or showroom operations that need to move stock in and out regularly.

Common facilities reflect the estate’s working character: ample surface and multi-storey parking, loading bays spread across the blocks, and a management office that oversees the shared driveways, lifts and external areas. Units are typically handed over in bare or lightly fitted condition, and many current listings show tenants who have since fitted out their space with offices, meeting rooms, pantries and storage partitions to suit showroom, workshop or back-office use.

Prospective buyers should independently verify each unit’s current fire safety certification, permitted trade classification and any renovation approvals with the MCST and relevant authorities before committing, since fit-out standards and compliance status can vary meaningfully between individual units within the same block.

Unit Types & Floor Plan Notes

Unit sizes across TradeHub 21 vary considerably because many owners have combined adjoining lots over the years. The broad categories below reflect what is most commonly seen in current listings and past transactions across the eight blocks.

Compact Business Unit

≈700 – 900 sqft

Entry-level units suited to small showrooms, design studios or back-office operations with a single toilet and modest storage.

Standard Factory Unit

≈1,200 – 1,500 sqft

The estate’s most transacted format, typically fitted with a small office corner, pantry and dedicated loading access.

Combined Corner Unit

≈2,500 – 3,000 sqft

Two adjoining lots merged into one, commonly seen among furniture, renovation and vehicle-related showroom tenants.

Ramp-Up Warehouse Bay

≈3,500 – 5,000 sqft

Vehicle-accessible bays on lower to mid floors, favoured by logistics, storage and light-assembly occupiers.

Ceiling height: ≈4.5 metres clear, typical of ramp-up factory format
Floor loading: ≈10 kN/sqm, suitable for light machinery and racking
Vertical access: ≈2 cargo lifts plus passenger lifts per block
Loading/unloading: Dedicated ramp access to upper floors across all eight blocks
Parking: Mixed surface and multi-storey lots, with season parking available

Investment Case

TradeHub 21’s appeal rests on its scale, connectivity and steady occupier demand rather than on capital appreciation from redevelopment potential, given its industrial zoning and mid-length remaining lease. It functions as a working asset for owner-occupiers or investors seeking rental income from a diversified pool of small and mid-sized businesses.

What Works

  • Dual MRT access via Jurong East and Clementi is unusually strong for a B1 estate
  • Direct PIE and AYE slip-road access supports logistics-heavy tenants
  • Historically high occupancy in the high-90 percent range
  • Ramp-up format allows vehicle access to upper-floor units
  • Broad tenant mix reduces reliance on any single industry sector

What to Weigh Carefully

  • Remaining lease is roughly 37 years, which narrows the financing pool over time
  • B1 zoning restricts use to permitted light industrial activities only
  • Wide PSF spread across recent transactions signals uneven unit quality
  • Multi-block, multi-owner strata structure can complicate en-bloc consensus
  • Fit-out condition varies widely between units, requiring careful inspection

Who This Suits

TradeHub 21 suits owner-operators running showroom-led businesses such as furniture, renovation, lighting or vehicle accessories, where street-facing visibility and easy customer parking matter as much as the space itself. It also works for logistics or trade-supply businesses that value the ramp-up loading format and quick expressway access over a polished finish. Income-focused investors may find the estate’s long transaction history and consistently high occupancy reassuring, though the diminishing lease favours medium-term holds over long-horizon legacy plays. It is less suited to businesses needing large single-floor plates, heavy manufacturing beyond the estate’s standard specification, or buyers seeking freehold-style capital preservation.

Frequently Asked Questions

What is TradeHub 21 zoned for, and what businesses can operate there?
TradeHub 21 is zoned B1 Light Industrial under URA guidelines, which permits light manufacturing, workshops, warehousing, showrooms tied to a registered trade, and ancillary office space, provided the activity does not generate significant noise, odour or pollution affecting neighbouring units. Pure retail, F&B, or residential use is generally not permitted without special approval. Many current occupiers run showroom-style businesses such as furniture, renovation and vehicle accessories, which are allowed because they are linked to a light industrial or trading activity rather than walk-in retail alone. Prospective buyers should always verify the specific permitted use for their intended trade with URA or a qualified consultant before committing, since enforcement of B1 conditions has tightened in recent years across many industrial estates.
Can foreigners buy a unit at TradeHub 21?
Yes. Unlike residential property, there is no general restriction under the Residential Property Act on foreign individuals or foreign-registered companies purchasing strata-titled industrial units such as those at TradeHub 21. Foreign buyers can acquire units directly in their own name or through a Singapore-incorporated entity, subject to normal conveyancing, stamp duty and financing requirements. That said, financing terms for foreign buyers are often less favourable, with banks typically requiring a larger cash down payment and offering a lower loan-to-value ratio than for Singapore citizens or permanent residents. Foreign buyers should also factor in that some banks price in the shortening lease term more conservatively, which can affect the maximum loan quantum available on an older leasehold industrial asset like this one.
Do ABSD and Seller’s Stamp Duty (SSD) apply to industrial units?
Additional Buyer’s Stamp Duty does not apply to industrial or commercial strata units at all; it is a residential-only duty, so buyers of any nationality or entity type can purchase a unit at TradeHub 21 without ABSD, regardless of how many industrial properties they already hold. Seller’s Stamp Duty, however, does apply: units sold within three years of purchase attract SSD on a sliding scale of 15 percent in the first year, 10 percent in the second, and 5 percent in the third, calculated on the higher of sale price or market value, with no SSD due after three years. Investors eyeing a short-term flip should factor this cost carefully into their exit modelling, as it can meaningfully erode returns on a quick resale.
How do Buyer’s Stamp Duty (BSD) and GST apply to a purchase here?
Buyer’s Stamp Duty follows the same tiered structure as residential property: 1 percent on the first S$180,000, 2 percent on the next S$180,000, 3 percent on the next S$640,000, 4 percent on the next S$500,000, and 5 percent thereafter, on the higher of price or valuation, payable within fourteen days of the sale agreement. GST is separate: it may apply if the seller is GST-registered, typically at 9 percent on the purchase price, while individual non-registered sellers generally do not charge it. Buyers purchasing through a GST-registered company can often claim input tax credit if the unit supports a taxable activity. Confirm both duties with your solicitor before finalising any offer.
How does the remaining lease affect financing options?
With roughly 37 years remaining on its 60-year lease from 2003, TradeHub 21 sits in a financing range where most local banks will still lend, but loan tenure and loan-to-value ratio are typically capped more conservatively than for a newer or longer-leasehold industrial asset. Banks commonly calculate maximum loan tenure using a formula tied to the remaining lease and the borrower’s age or company profile, shortening the practical repayment period compared with a freehold or 99-year property. Buyers relying heavily on financing should approach multiple banks early to compare indicative loan quantum, since policies vary and the shrinking lease will continue to tighten terms further as the years pass.
What kind of rental yield can an investor expect?
Based on the estate’s asking rent range of approximately S$1.80 to S$2.60 per square foot per month against transacted prices of roughly S$499 to S$662 per square foot, gross rental yields at TradeHub 21 generally work out to an estimated 4 to 6 percent per annum, which is broadly in line with typical B1 industrial strata benchmarks in the western industrial belt. Actual achieved yield depends heavily on unit condition, floor level, tenant type and how actively the unit is marketed, since well-fitted ground- or lower-floor units facing Boon Lay Way tend to command a premium over higher, less visible units. Investors should stress-test their yield assumptions against vacancy periods and MCST costs rather than relying solely on the estate’s high headline occupancy rate.
How does the building’s age affect maintenance and buyer confidence?
Completed in 2007, TradeHub 21 is now around 19 years old, firmly in the “matured” category rather than a new-build. This generally means mechanical and electrical systems, lifts and common facilities require ongoing upkeep, so buyers should review recent MCST minutes and any planned major works, such as lift overhauls or repainting, before purchase. On the positive side, an estate of this age typically has a settled tenant mix, predictable common-area costs and a track record of transaction and rental data that newer developments lack, which makes underwriting an investment decision more straightforward. A pre-purchase inspection of the specific unit’s condition remains essential regardless.
What are the odds of en-bloc sale or redevelopment at TradeHub 21?
En-bloc potential at TradeHub 21 appears low to moderate in the near term. The estate is large and multi-owner across eight separate blocks, which makes gathering the required consensus among strata owners considerably harder than at a smaller single-block development, and with roughly 37 years of lease remaining there is not yet the same urgency that drives en-bloc activity on shorter-leasehold sites. Redevelopment would also depend on URA’s broader plans for the Jurong Lake District, which currently favour incremental upgrading over wholesale redevelopment. Buyers should treat en-bloc upside as a long-dated, low-probability scenario, and focus instead on rental income and steady occupier demand as the primary return drivers.
What should I know about parking and loading arrangements?
TradeHub 21 offers a mix of surface parking and multi-storey parking spread across its eight blocks, with season parking available for tenants and staff, in addition to visitor and complimentary lots that sometimes come bundled with a unit purchase or lease. Loading and unloading is supported by the estate’s ramp-up design, which allows vehicles to drive directly up to units on higher floors rather than relying solely on ground-floor bays, a genuine advantage for tenants moving goods or furniture regularly. Prospective buyers or tenants with heavier logistics needs should confirm the specific loading bay allocation and lorry access hours tied to their particular block before committing.
What are typical MCST maintenance fees at TradeHub 21?
Maintenance and Management Corporation Strata Title (MCST) fees for industrial strata units like those at TradeHub 21 are typically charged monthly based on the unit’s share value, and generally range from an estimated S$0.30 to S$0.50 per square foot per month for a typical light industrial estate of this size and age, though the exact figure should always be confirmed against the current MCST budget for the specific block. These fees cover common-area cleaning, lift maintenance, security, landscaping and a sinking fund for larger repairs such as roofing or lift replacement. Buyers should request the latest MCST accounts and any notice of upcoming special levies before completing a purchase, since a large planned expenditure, such as a lift overhaul, can materially affect near-term holding costs.
How liquid is the resale market for units at TradeHub 21?
Resale liquidity at TradeHub 21 is reasonably healthy relative to smaller or more obscure industrial developments, supported by a steady stream of recorded transactions and consistently high occupancy that keeps the estate visible to agents and investors. That said, liquidity varies by unit size and floor: smaller, well-located units in the 800 to 1,500 square foot range tend to move faster than large combined units, which have a narrower pool of qualified buyers able to finance and use the space effectively. As the lease continues to shorten, liquidity is likely to gradually tighten, making earlier entry generally more favourable for investors prioritising exit flexibility over maximum holding-period income.
What types of businesses tend to succeed at TradeHub 21?
The estate’s current tenant mix points clearly to what works best here: furniture and interior renovation showrooms, lighting suppliers, vehicle accessory and digital lock specialists, workshops, and light assembly or trade-supply operations that benefit from the ramp-up loading format and strong road frontage along Boon Lay Way. Businesses that rely on walk-in retail footfall independent of a registered trade activity are less suited, given the B1 zoning restrictions, as are heavy manufacturing operations requiring floor-loading or power specifications beyond the estate’s standard build. Service-oriented light industrial businesses that value dual-MRT accessibility for staff and clients, combined with direct expressway access for logistics, tend to find TradeHub 21 a practical long-term base rather than a stopgap location.

This article is for general informational purposes only and does not constitute financial, legal, investment or tax advice. Figures marked with the ≈ symbol are reasoned estimates based on publicly available benchmarks and should be independently verified before any transaction decision. Property values, rental rates, zoning rules and stamp duty regulations are subject to change; readers should consult a qualified property agent, lawyer or tax advisor and refer to official URA, IRAS and CPF Board sources before acting on any information in this article.

© 2026 SG Commercial Property Insights. All rights reserved.

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