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ACE @ Buroh Review

ACE @ Buroh Review
Industrial & Commercial Property Review — District 22

ACE @ Buroh

A ramp-up B2 factory in the Boon Lay/Tuas corridor built for heavier engineering, marine and logistics operators.

SGCPI Research Desk Updated August 2026 2 Buroh Crescent, Singapore 627546 30-YR LEASEHOLD FROM 2013

Street-level view of ACE @ Buroh, 2 Buroh Crescent, Singapore 627546. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameACE @ Buroh
Address2 Buroh Crescent, Singapore 627546
DistrictD22 — Boon Lay / Jurong / Tuas
Tenure30-year leasehold from 2013
Zoning / UseB2 Industrial (ramp-up factory)
Built Form9-storey ramp-up factory, 101 units
Land Area / GFA≈17,681 sqm land / ≈44,200 sqm GFA
Completion Year≈2016
Nearest MRTJoo Koon (EW29), Pioneer (EW28)
Key Road AccessAyer Rajah Expressway (AYE), Pan Island Expressway (PIE)
Transacted PSF Range≈S$190 – S$260 psf
Sale Price Range≈S$800,000 – S$4.5 million
Asking Rent Range≈S$1.80 – S$2.60 psf/month
Occupier BaseMarine/ship chandlers, precision engineering, precast components, vehicle repair, logistics

Location & Connectivity

ACE @ Buroh sits along Buroh Crescent, just off Jalan Buroh in Singapore’s western industrial belt, an area that has served heavy manufacturing, marine trades and logistics operators since the 1970s. The immediate surrounds are dominated by low-rise and mid-rise industrial estates rather than commercial or residential blocks, which keeps the neighbourhood functional, uncrowded and free of the parking and loading friction that plagues industrial buildings squeezed into mixed-use pockets closer to town.

Public transport access is modest by design rather than by accident — this is a working industrial estate, not a transit-oriented development. Joo Koon MRT (EW29) and Pioneer MRT (EW28) on the East-West Line are both within a short drive, useful for staff commuting by train and bus rather than for footfall-dependent retail. Road access is the building’s real strength: Jalan Buroh connects directly into the Ayer Rajah Expressway (AYE) and onward to the Pan Island Expressway (PIE), giving operators fast, direct routes to Jurong Port, Tuas mega-port, Jurong Island and the rest of the island’s road network — a meaningful consideration for any occupier moving containers, vehicles or bulky equipment.

Nearby amenities lean practical: canteens and coffee shops within the estate, IMM and J Cube malls a short drive away for staff lunches and errands, and Jurong Lake District’s ongoing transformation gradually adding white-collar and lifestyle infrastructure to what was once a purely industrial precinct. For occupiers, the appeal is proximity to port and expressway infrastructure rather than lifestyle convenience.

Location of ACE @ Buroh. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development is a 9-storey ramp-up factory comprising 101 strata-titled industrial units, built to a genuine “drive-up” specification rather than a lift-lobby office-park format. Ground-floor units take 40-foot container access directly, while units from the second storey upward are served by a 20-foot ramp system, meaning goods vehicles can drive to almost any floor rather than relying solely on cargo lifts. Floor-to-floor heights run to roughly 8 metres across most levels, with units on the first through sixth and ninth storeys typically configured with a mezzanine (around 5m main floor to mezzanine, 3m mezzanine ceiling), while the seventh and eighth storeys are usually left without mezzanine for double-volume clearance — useful for taller machinery or racking.

Electrical provision scales with floor: units on the lower and mid floors are generally fitted with 80A three-phase isolators, stepping up to 300A three-phase on the fifth, sixth, seventh and eighth storeys, which is a meaningful differentiator versus older industrial stock and supports heavier machinery or process loads without extensive retrofitting. A staff canteen occupies part of the first storey, and the estate provides ample on-site parking — reported at roughly 464 lots — which is comparatively generous for a ramp-up factory of this scale and reduces the loading-bay congestion common in older Jurong estates.

As with any strata-titled industrial asset nearing a decade of age, prospective buyers should commission an independent building condition and M&E survey, review the MCST’s maintenance fund and sinking fund position, and confirm that any intended fit-out (mezzanine loading, additional power draw, signage) has the requisite URA and BCA approvals before committing.

Unit Types & Floor Plan Notes

Units at ACE @ Buroh span a wide range, from compact standalone factory units suited to smaller engineering or trading outfits through to larger combined-lot spaces for logistics and fabrication operations. Ceiling heights and ramp access are broadly consistent across the building, but power provision, mezzanine configuration and column layout vary meaningfully by floor, so floor plans should always be checked against the specific stack before shortlisting.

Ground-Floor Ramp-Up

≈1,600 – 2,800 sqft

Direct 40ft container access, ideal for occupiers needing frequent heavy-vehicle loading without lift dependency.

Mid-Floor Mezzanine Unit

≈2,000 – 3,500 sqft

Standard 8m floor-to-floor with mezzanine split, suited to combined office/light-assembly use with 80A supply.

High-Power Production Floor

≈2,500 – 4,600 sqft

5th–8th storey stock with 300A three-phase isolators, favoured by heavier engineering and fabrication tenants.

Double-Volume Warehouse

≈3,000 – 5,000 sqft

7th/8th storey units without mezzanine, giving clear double-volume height for racking or larger equipment.

Ceiling Height: ≈8m floor-to-floor (typical)
Loading Access: 40ft container (L1), 20ft ramp (L2 and above)
Electrical Supply: 80A three-phase (low/mid floors) to 300A three-phase (L5–L8)
Mezzanine Split: ≈5m main floor / ≈3m mezzanine on most floors; L7 & L8 typically no mezzanine
Parking Provision: ≈464 lots across the development

Investment Case

ACE @ Buroh appeals primarily to owner-occupiers and value-focused investors targeting the industrial/logistics segment rather than to buyers chasing capital-light, high-turnover assets. The building’s core strengths are physical — genuine ramp-up access, strong power provision and generous parking — while its main constraint is the shortening leasehold, which shapes both financing terms and eventual exit timing.

What Works

  • Genuine drive-up ramp access to almost every floor, rare among newer B2 stock
  • Strong power provision (up to 300A three-phase) on higher floors suits process-heavy tenants
  • Direct AYE/PIE access shortens haulage time to Jurong Port and Tuas
  • Generous on-site parking relative to unit count reduces congestion
  • Established, diversified occupier base spanning marine, engineering and logistics trades

What to Weigh Carefully

  • Remaining lease has fallen to roughly 17 years, tightening bank loan tenures
  • Short original 30-year tenure caps long-term capital appreciation versus 60-year peers
  • B2 zoning restricts occupier pool to permitted heavier-industry uses only
  • Estate location favours industrial functionality over footfall or lifestyle amenity
  • Ageing M&E systems approaching a decade old warrant a thorough condition survey

Who This Suits

ACE @ Buroh is best suited to owner-occupiers in engineering, marine servicing, precast/building-materials fabrication, vehicle repair or logistics who genuinely need ramp-up loading and higher power capacity, and who plan to hold through most or all of the remaining lease rather than flip within a few years. It also suits smaller institutional or private investors comfortable underwriting a shortening-lease industrial asset at a discount to freehold or 60-year comparables, provided they factor a shorter bank loan tenure and a defined exit horizon into their return model. It is a weaker fit for investors seeking long-dated capital appreciation, light-industrial or office-style tenants who don’t need ramp access, or anyone unwilling to accept the financing constraints that come with a leasehold approaching its later stage.

Frequently Asked Questions

What is the permitted use for units at ACE @ Buroh?
ACE @ Buroh is zoned B2 Industrial, which permits a broader range of heavier industrial activities than B1 Light Industrial zoning, including manufacturing, engineering, fabrication, marine servicing and warehousing/logistics uses. B2 zoning generally allows higher noise, vibration and emissions thresholds than B1, subject to National Environment Agency and other regulatory limits. Buyers and tenants should always verify their specific business activity against URA’s permitted-use guidelines and, where relevant, obtain confirmation from JTC or URA before committing to a purchase or lease, since misuse of a B2 unit for a disallowed activity (such as retail or unrelated office use beyond the permitted ancillary quantum) can trigger enforcement action.
Can foreigners buy units at ACE @ Buroh?
Yes. Unlike residential property, Singapore’s Residential Property Act restrictions on foreign ownership do not apply to industrial property. Foreign individuals and foreign-registered companies can generally purchase strata industrial units such as those at ACE @ Buroh without prior government approval, subject to normal company registration and compliance requirements if operating a business from the unit. Financing terms for foreign buyers, however, are typically more conservative than for Singapore citizens or permanent residents, with banks often requiring a larger cash down payment and offering a lower loan-to-value ratio. Buyers should also confirm their intended business activity is permitted under the B2 zoning before purchase.
Does ABSD apply to a purchase at ACE @ Buroh?
No. Additional Buyer’s Stamp Duty (ABSD) applies only to residential property purchases in Singapore, not to industrial or commercial assets. A buyer acquiring a unit at ACE @ Buroh, whether an individual, company or foreign entity, pays only the standard Buyer’s Stamp Duty (BSD) on the purchase price or market value, whichever is higher, with no ABSD surcharge regardless of how many other residential or industrial properties they already own. This is one of the structural attractions of industrial property for investors who already hold residential units subject to ABSD, though buyers should still factor in GST where applicable and standard financing considerations tied to the shortening lease.
Is Seller’s Stamp Duty (SSD) a concern when reselling?
Industrial property in Singapore is subject to its own SSD holding-period regime, separate from residential rules. Under current guidelines, SSD applies if an industrial property is sold within three years of purchase, with rates scaled down the longer the property is held (broadly around 12%, 8% and 4% for the first, second and third year respectively, though buyers should verify current IRAS rates before transacting). Given ACE @ Buroh’s shortening 30-year lease, most serious owner-occupiers and investors plan to hold well beyond the three-year SSD window in any case, but short-term flippers should budget for this cost explicitly when modelling returns.
What stamp duties and GST apply on purchase?
A purchaser pays Buyer’s Stamp Duty (BSD) on the higher of the purchase price or valuation, calculated on Singapore’s tiered BSD schedule (currently up to 6% on higher-value tranches). If the seller is GST-registered, or if the property is purchased under a company structure that intends to lease it out commercially, GST at the prevailing rate (9%) may apply on the transaction value or rental income; buyers using standard corporate structures can sometimes claim input tax credits if GST-registered themselves. It is advisable to engage a conveyancing lawyer and tax adviser early, since GST treatment on industrial property can differ from a straightforward residential purchase and errors are costly to unwind after completion.
How does the remaining lease affect financing?
With roughly 17 years remaining on the original 30-year lease from 2013, financing at ACE @ Buroh is materially more constrained than at a freehold or 60-year comparable. Banks typically cap loan tenure so that the loan is fully repaid well before lease expiry, often requiring a buffer of several years, which can compress a 20 or 25-year amortisation down to considerably less. This raises monthly instalments relative to a longer-lease asset of the same price and can also reduce the maximum loan-to-value ratio some lenders are willing to extend. Buyers should obtain an in-principle approval early and stress-test affordability against a shorter loan tenure before committing to a purchase.
What rental yields can owners expect?
Based on current asking rents of roughly S$1.80 to S$2.60 per square foot per month against transacted prices in the ≈S$190 to S$260 per square foot range, gross rental yields at ACE @ Buroh generally fall in the region of 8% to 12% per annum before deducting MCST fees, property tax, maintenance and vacancy allowances. This sits toward the higher end of Singapore’s industrial yield spectrum, partly compensating investors for the shorter remaining lease and the eventual need to plan an exit or redevelopment outcome. Actual achieved yield varies by floor, power specification and tenant type, with higher-power upper-floor units commanding a premium from engineering and fabrication tenants.
How does the building’s age affect maintenance costs?
Completed around 2016, ACE @ Buroh is roughly a decade old, placing it past the initial defects-liability period but not yet at the stage where major mechanical and electrical replacement typically becomes necessary. Lifts, ramp surfaces, fire protection systems and common electrical infrastructure should still be performing within design life, though buyers should request maintenance records and any recent major repair history from the MCST. As the building approaches 15 to 20 years of age, sinking fund contributions may need to rise to cover roof, ramp resurfacing or lift modernisation works, so reviewing the MCST’s reserve fund adequacy is a sensible part of due diligence before purchase.
What are the odds of en-bloc sale or redevelopment?
En-bloc potential for a 30-year leasehold industrial asset like ACE @ Buroh is limited compared with older, longer-lease industrial estates that JTC or private consortiums have targeted for redevelopment. With a relatively young completion date and a comparatively short original lease term, there is little embedded land value uplift to justify a collective sale in the near term, and any redevelopment decision would more likely be driven by lease expiry planning as the 2043 lease-end approaches rather than a market-driven en-bloc event. Owners should treat the asset as a hold-to-lease-expiry or planned-exit investment rather than one with meaningful near-term en-bloc upside.
Is there enough parking and loading capacity on site?
Yes, relative to many older Jurong-area industrial buildings, ACE @ Buroh offers a comparatively generous parking allocation of roughly 464 lots across its 101 units, which helps reduce the congestion and double-parking issues common in tightly built ramp-up factories. Ground-floor units benefit from direct 40-foot container access, while upper floors are served by a 20-foot ramp system, meaning loading and unloading does not solely depend on cargo lifts. Occupiers running frequent heavy-vehicle deliveries should still coordinate loading bay schedules with the MCST during peak hours, as with any multi-tenanted ramp-up facility, to avoid bottlenecks at the shared ramp access points.
What are typical MCST or maintenance fees?
Maintenance and sinking fund contributions (MCST fees) at ramp-up B2 factories of this size and age typically range from roughly S$0.30 to S$0.55 per square foot per month, depending on unit size, floor and the scope of shared facilities such as lifts, canteen upkeep and ramp maintenance. Actual current rates at ACE @ Buroh should be confirmed directly with the MCST managing agent, as fees are periodically reviewed based on the sinking fund’s condition and any planned major works. Prospective buyers should request the latest management corporation accounts and minutes of recent AGMs to understand both current fee levels and any anticipated increases tied to building upkeep.
How liquid is the resale market for units here?
Resale liquidity for ACE @ Buroh is moderate and typically driven by owner-occupier demand from engineering, marine and logistics operators rather than by speculative investor turnover, which is common for B2 ramp-up factories. Transaction volumes tend to track broader industrial market sentiment and the pace of new supply release in the wider Tuas/Jurong corridor. As the lease continues to shorten, buyer pools for resale may narrow somewhat to those specifically comfortable with a defined, finite holding horizon, which can lengthen marketing periods compared with freehold or longer-lease alternatives. Pricing realistically against recent comparable transactions is the most reliable way to maintain liquidity when reselling.
What types of businesses are best suited to this building?
Given its ramp-up design, higher-floor power capacity and B2 zoning, ACE @ Buroh suits businesses such as precision and general engineering workshops, ship chandlering and marine equipment servicing, precast building component manufacturing, vehicle and machinery repair, and logistics or warehousing operators needing frequent container access. It is less suited to purely office-based, retail, or light-assembly businesses that don’t require ramp access or elevated power supply, as these occupiers would likely find better value in B1 light-industrial or business-park stock with longer remaining leases. Prospective tenants and buyers should match their operational needs against the specific floor’s power and mezzanine configuration before committing.
Should buyers be concerned about the shortening lease when reselling?
Yes, this is the single most important factor shaping ACE @ Buroh’s long-term investment profile. With roughly 17 years remaining, each passing year narrows the pool of buyers able to secure attractive bank financing and shortens the horizon over which rental income can be collected, both of which typically pressure resale pricing lower as the lease approaches its final decade. Owners planning to hold for income should model a realistic exit or lease-expiry scenario now rather than later, and factor any potential government lease renewal, redevelopment or reversion outcome into their long-term planning, since none of these outcomes can be assumed with certainty this far from lease expiry.
How does ACE @ Buroh compare with other industrial buildings in the west?
Compared with many Boon Lay and Tuas-area ramp-up factories, ACE @ Buroh stands out for its higher-power electrical provision on upper floors and generous parking ratio, both genuine operational advantages for heavier industrial tenants. Its main disadvantage versus comparable buildings with 60-year leases or freehold tenure is the shorter 30-year term, which structurally caps both financing flexibility and long-run capital appreciation. Buyers weighing ACE @ Buroh against alternatives should compare transacted psf, remaining lease, power specification and loading access side by side, since these factors, rather than location alone, tend to drive the meaningful pricing differences across this segment of the west-zone industrial market.

This article is for general informational purposes only and does not constitute financial, investment, legal or tax advice. Figures, ranges and estimates marked with “≈” are reasoned approximations based on publicly available listing and transaction data at the time of writing and may not reflect current market conditions. Prospective purchasers should conduct independent due diligence, including verification of tenure, zoning, MCST records and financing terms, and consult qualified professionals before making any purchase or investment decision. Past transaction prices and rental figures are not indicative of future performance.

© 2026 SG Commercial Property Insights. All rights reserved.

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