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Agrow Building Review

Agrow Building Review
Industrial & Commercial Property Review — District 14

Agrow Building

A freehold B1 light-industrial ramp-up building on Lorong 23 Geylang, a short walk from Aljunied MRT.

SGCPI Research Desk Updated August 2026 90 Lorong 23 Geylang, Singapore 388393 FREEHOLD

Street-level view of Agrow Building, 90 Lorong 23 Geylang. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameAgrow Building
Address90 Lorong 23 Geylang, Singapore 388393
DistrictDistrict 14 (Geylang / Aljunied / Paya Lebar)
TenureFreehold
Zoning / UseB1 Light Industrial (ramp-up)
Built FormSingle-block B1 ramp-up industrial building
Land Area / GFA≈1,608 sqm land / ≈4,046 sqm GFA
Completion Year2017
Nearest MRTAljunied (EW9) ≈340m; Mattar (DT25); Geylang Bahru (DT24)
Key Road AccessPan-Island Expy (PIE), Kallang-Paya Lebar Expy (KPE), East Coast Parkway (ECP)
Transacted PSF Range≈S$691 – S$1,000 psf
Sale Price Range≈S$2.15M – S$3.12M
Asking Rent Range≈S$5,500 – S$7,000 / month
Occupier BaseSME light-industrial users, interior/renovation firms, F&B suppliers, creative and events businesses

Location & Connectivity

Agrow Building sits along Lorong 23 Geylang, a quiet industrial side-street tucked within one of Singapore’s oldest and most densely mixed districts. District 14 spans Geylang, Eunos, Kembangan and Paya Lebar, and while much of the surrounding streetscape is residential shophouse and HDB territory, this particular pocket has long functioned as a light-industrial cluster serving the eastern fringe of the city centre. For owner-occupiers, the appeal is straightforward: a genuinely central address without a central-area price tag.

Connectivity is the building’s strongest card. Aljunied MRT Station on the East-West Line is roughly 340 metres away, an easy five-minute walk, while Mattar and Geylang Bahru stations on the Downtown Line extend the catchment for staff commuting from the north-east and central corridors. By road, the building is well placed for the Pan-Island Expressway, the Kallang-Paya Lebar Expressway and the East Coast Parkway, putting the Central Business District, Marina Bay and Changi Airport all within a roughly 10 to 15-minute drive outside peak hours.

The immediate vicinity is thick with everyday amenities rather than glossy business-park polish: coffee shops, a wet market, minimarts including B&S Minimart and Sheng Siong Supermarket, and community facilities such as Geylang Polyclinic. Paya Lebar Square, Paya Lebar Quarter and City Plaza are all a short drive or ride away for meetings, banking errands and client lunches, while Geylang Serai’s hawker and retail scene provides an authentic, well-priced staff-lunch option that many CBD-fringe buildings simply cannot offer.

Location of Agrow Building. Map data: Google Maps, accessed August 2026.

Building & Facilities

Completed in 2017, Agrow Building is a single-block B1 ramp-up industrial development with a land area of approximately 1,608 sqm and a gross floor area of approximately 4,046 sqm. The ramp-up configuration allows vehicles to drive directly up to individual units on the upper floors, a layout favoured by businesses that need frequent loading and unloading without relying solely on a shared cargo lift.

On-site parking comprises approximately 44 mechanised car park lots, one surface car park and a dedicated lorry bay, a reasonably generous provision for a building of this size and one of the more practical draws for logistics-light occupiers, workshops and trade businesses that receive regular deliveries. Common areas follow the functional, no-frills standard typical of B1 developments of this vintage: adequate rather than lavish, built for operational efficiency over aesthetics.

As with any B1-zoned purchase, prospective buyers should independently verify permitted use, floor loading, ceiling height and power capacity for their specific unit and intended business activity with URA and the building’s management corporation before committing, since specifications can vary meaningfully between individual units within the same block.

Unit Types & Floor Plan Notes

Agrow Building offers a mix of ramp-up factory units across its upper floors, generally suited to small to mid-sized operators rather than large single-tenant users. Sizes and configurations below are indicative and should be verified against the current floor plan for any specific unit under consideration.

Compact Ramp-Up

≈1,200 – 1,600 sqft

Entry-level units suited to workshops, small showrooms, storage-led businesses and single-owner trades looking to move out of rented space.

Mid-Tier Factory

≈1,700 – 2,200 sqft

The most commonly transacted band; suits interior design and renovation firms, light assembly operations and F&B commissary or supply businesses.

Larger Ramp-Up

≈2,200 – 2,939 sqft

Recent transaction data points to units around 2,939 sqft trading at the upper end of the PSF range, suited to growing SMEs needing combined office and operational space.

Combined / Multi-Floor

≈3,000 sqft+

Where adjoining units are combined, larger footprints can accommodate businesses needing dedicated production, storage and front-office areas under one roof.

Floor loading: ≈typical B1 ramp-up loading capacity, verify per unit with MCST
Ceiling height: ≈4.5 – 6.0m, varies by floor
Loading access: Direct vehicle ramp-up to upper floors plus 1 lorry bay
Parking provision: ≈44 mechanised lots + surface parking
Power supply: Standard 3-phase industrial supply, capacity to be confirmed per unit

Investment Case

Agrow Building’s central appeal to buyers is the combination of freehold tenure, genuine East-West Line MRT proximity and a relatively rare B1 ramp-up format in a district where industrial stock is limited. Against that, buyers need to weigh the constraints that come with any small, older B1 block, from usage restrictions to the realities of a thinner resale pool.

What Works

  • Freehold tenure removes the lease-decay discount that weighs on most Singapore industrial stock.
  • Aljunied MRT is roughly a five-minute walk, a genuine connectivity advantage for staff and clients.
  • Ramp-up format with a lorry bay suits operators needing frequent vehicle loading access.
  • Reasonable car park provision relative to building size eases day-to-day operations.
  • Central, CBD-fringe location with lower entry PSF than comparable Central Region industrial addresses.

What to Weigh Carefully

  • B1 zoning restricts use to permitted light-industrial activities; some services and retail formats will not qualify.
  • Building is now around nine years old; expect ongoing wear on common facilities and lifts.
  • Small, single-block developments generally see thinner and slower resale volumes than larger industrial parks.
  • PSF has shown a wide spread across recent transactions, so pricing discipline matters at purchase.
  • Rental demand is tied closely to the SME occupier base, which can be more cyclical than institutional-grade stock.

Who This Suits

Agrow Building is best suited to owner-occupier SMEs in trades such as interior design and renovation, light manufacturing, F&B supply and commissary work, creative studios, and event or activity-based businesses that value direct vehicle access over a polished lobby. Its freehold status also appeals to long-horizon investors comfortable holding a smaller, less liquid industrial asset for rental income and capital preservation rather than rapid resale. It is less suited to businesses requiring large single-floor plates, heavy manufacturing with substantial power or structural demands, or buyers who need a fast, liquid exit within a short holding period, given the thinner transaction volumes typical of small B1 blocks in this pocket of Geylang.

Frequently Asked Questions

What is Agrow Building zoned for, and what businesses can operate there?
Agrow Building is zoned B1 Light Industrial, a category permitting warehousing, light manufacturing, workshops, and businesses whose operations do not generate significant noise, pollution or heavy traffic. This covers interior design and renovation firms, F&B commissary or supply operations, creative studios, event businesses, and similar SME activities that combine a modest office component with operational space. B1 zoning does not generally permit pure retail, residential use, or heavy industrial processes involving hazardous materials or major structural loading beyond standard limits. Any prospective buyer should confirm their specific intended use against URA’s permitted-use guidelines and, where the activity is not clearly listed, apply for change-of-use approval before committing to a purchase or lease at the building.
Can foreigners buy an industrial unit at Agrow Building?
Yes. Industrial properties such as B1 units at Agrow Building fall outside the scope of the Residential Property Act, so foreign individuals and foreign-owned entities can generally purchase them without the restrictions that apply to landed and, in some cases, condominium residential property. There is no need for Singapore Land Authority approval as would be required for restricted residential land. That said, foreign buyers should still factor in financing constraints, since local banks may apply more conservative loan-to-value ratios or require a Singapore-incorporated entity for the purchase. Engaging a local conveyancing lawyer early is advisable to confirm eligibility and structure the acquisition correctly, particularly where the buyer intends to hold the unit through a corporate vehicle.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase here?
No. ABSD in Singapore applies specifically to residential property purchases and does not extend to industrial or commercial assets such as the B1 units at Agrow Building. This is one of the structural reasons industrial and B1 property has attracted interest from buyers who might otherwise be deterred by residential cooling measures. Buyers will still incur standard Buyer’s Stamp Duty on the purchase price or market value, whichever is higher, but there is no additional foreigner or entity surcharge layered on top as there would be for a residential condominium or landed home. This makes industrial property comparatively more accessible for both local and foreign purchasers seeking commercial exposure.
Is Seller’s Stamp Duty (SSD) a concern if I want to resell later?
Industrial properties, including B1 units at Agrow Building, are subject to their own SSD regime, separate from the residential SSD framework, and rates and holding periods can be revised by MAS and IRAS from time to time. Historically, industrial SSD has applied to properties sold within a defined holding period after purchase, with the rate reducing the longer the property is held before resale. Buyers planning a shorter-term flip strategy should check the prevailing industrial SSD schedule with IRAS before transacting, since the duty is calculated on the higher of the sale price or market value and can materially affect the economics of an early resale.
How is Buyer’s Stamp Duty (BSD) calculated on this purchase?
BSD for industrial property follows the same progressive schedule applied to non-residential property purchases in Singapore, calculated on the higher of the purchase price or market value. Rates increase in tiers as the transaction value rises, and buyers should budget for this as an upfront cash cost alongside legal fees and any agent commission. For a unit at Agrow Building transacting within the roughly S$2.15 million to S$3.12 million range typically seen in recent listings, BSD would form a meaningful five-figure cost on top of the purchase price. Buyers are encouraged to confirm the exact figure with IRAS or their conveyancing lawyer at the point of exercising the option, as rates are periodically revised.
Does GST apply when buying or renting a unit at Agrow Building?
GST treatment depends on the seller’s or landlord’s GST-registration status rather than the property type itself. If the vendor is a GST-registered entity, GST is typically chargeable on the sale price or rental in addition to the agreed sum, whereas a sale by a non-GST-registered individual owner would not attract GST. Buyers purchasing through a GST-registered company for a genuine business use may in some cases be able to claim input tax, subject to IRAS rules. Given the mix of individual and corporate ownership typical of small B1 blocks like Agrow Building, this varies unit by unit, so buyers should confirm the seller’s GST status early in negotiations to avoid pricing surprises.
How does financing work for a freehold industrial unit like this?
Because Agrow Building is freehold, buyers avoid the lease-decay financing constraints that affect leasehold industrial property, where banks reduce loan tenure and loan-to-value ratios as the remaining lease shortens. Freehold industrial financing is instead driven mainly by the borrower’s profile, whether the purchase is personal or corporate, and standard industrial loan-to-value caps set by MAS, which are typically more conservative than residential financing. Loan tenures for industrial property are usually shorter than residential mortgages, and banks will assess the unit’s rental potential if the purchase is investment-led. Prospective buyers should obtain an in-principle approval before making an offer, since financing terms can vary noticeably between lenders for industrial assets.
What rental yield can I expect from a unit at Agrow Building?
Based on current asking rents of roughly S$5,500 to S$7,000 per month against sale prices in the approximately S$2.15 million to S$3.12 million range, gross yields for units at Agrow Building work out to a range that is broadly consistent with typical Singapore B1 industrial assets, generally in the mid-single-digit percentage band before deducting maintenance, property tax and any vacancy periods. Actual achieved yield depends heavily on unit size, floor level, condition and how quickly a suitable SME tenant can be sourced, since the tenant pool for this format is narrower than for office or retail space. Buyers modelling returns should stress-test for at least one to two months of vacancy between tenancies.
How does the building’s age affect maintenance and buying decisions?
Agrow Building received its Temporary Occupation Permit around 2017, making it roughly nine years old as of 2026, which places it in a moderately mature but not yet ageing bracket for industrial stock. At this age, structural systems are typically sound, but buyers should expect the building’s mechanised car park system, lifts and common facilities to require periodic servicing and eventual upgrading, costs that flow through MCST maintenance fees over time. A pre-purchase inspection of the specific unit, including checks on flooring, ramp access condition and any water ingress history, is a sensible step regardless of the building’s overall age, since individual unit condition can vary considerably.
What are the odds of en-bloc sale or redevelopment at Agrow Building?
En-bloc potential for a small, single-block B1 development like Agrow Building is difficult to predict and should not be treated as a primary investment thesis. Collective sales require consensus among a fragmented base of individual unit owners, which is typically harder to achieve in a smaller building than in larger strata industrial parks with fewer, more institutional owners. Redevelopment appetite would also depend on future URA planning intentions for this pocket of Geylang and broader market conditions for B1 land. Buyers should approach any purchase on the basis of rental income and owner-occupation utility first, treating en-bloc upside as a speculative possibility rather than a base-case return driver.
What parking and loading facilities does the building offer?
Agrow Building provides approximately 44 mechanised car park lots, one surface car park and a dedicated lorry bay, which is a reasonably practical provision for a building of this size. The ramp-up design allows vehicles, including light commercial vans, to drive directly to upper-floor units, reducing reliance on a shared cargo lift for day-to-day loading and unloading. This is a genuine operational advantage for businesses handling regular deliveries of stock, materials or equipment. Buyers should note that mechanised parking systems require regular maintenance and can occasionally experience downtime, so it is worth checking the system’s service record and any sinking fund allocation for eventual replacement.
What are typical maintenance or MCST fees at Agrow Building?
Maintenance fees at Agrow Building are set by the Management Corporation Strata Title (MCST) and are typically charged based on each unit’s share value, covering common area cleaning, security, lift and mechanised parking servicing, and building insurance. For B1 industrial buildings of this size and age, monthly MCST fees commonly fall in a moderate range relative to unit size, though the exact figure should be confirmed directly with the MCST or managing agent before purchase, as fees are periodically reviewed and can rise with major repair or upgrading works. Buyers should request the latest MCST budget and any sinking fund statement as part of due diligence to understand upcoming capital expenditure plans.
How liquid is the resale market for units at Agrow Building?
Resale liquidity at Agrow Building reflects the realities of a small, single-block B1 development with a limited number of strata units, meaning transaction volumes are inherently lower than at larger industrial estates or business parks. Recent data shows a narrow band of transactions rather than frequent turnover, so sellers should expect a longer marketing period than for mainstream residential or larger commercial assets. Freehold tenure is a genuine offsetting strength, as it broadens the eventual buyer pool to include long-term holders who specifically avoid leasehold decay. Pricing realistically against recent comparable transactions, rather than anchoring to peak asking prices, is the most effective way to manage resale timelines in this segment.
What types of businesses are best suited to occupy Agrow Building?
The building’s occupier mix, drawn from business registrations at the address, points to interior design and renovation firms, creative and content businesses, events and activity operators, and general SME trading companies alongside more traditional light-industrial and storage users. This reflects the flexibility of B1 zoning when paired with a ramp-up format and reasonable parking provision. Businesses needing heavy manufacturing capacity, large uninterrupted floor plates, or specialised cold-chain or hazardous-materials handling are less likely to find the building suitable without significant unit combination or fit-out investment. Prospective tenants or buyers running food-related operations should separately confirm NEA licensing feasibility for their specific unit before committing.

This article is for general informational purposes only and does not constitute financial, legal or investment advice. Figures on pricing, rental, specifications and other details are based on publicly available listings and transaction data at the time of research and may have changed since publication; prospective buyers should independently verify all figures with the relevant authorities, the building’s management corporation and their own professional advisers before making any purchase decision. Values marked with the ≈ symbol are reasoned estimates where an exact figure was not available at the time of writing.

© 2026 SG Commercial Property Insights. All rights reserved.

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