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Aljunied Industrial Complex Review

Industrial & Commercial Property Review — District 14

Aljunied Industrial Complex

A freehold light-industrial address anchoring the Aljunied Road factory belt in Geylang

SGCPI Research Desk Updated 26 August 2026 623–625 Aljunied Road, Singapore 389835 / 389836 FREEHOLD

Street-level view of Aljunied Industrial Complex, 623–625 Aljunied Road. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameAljunied Industrial Complex
Address623–625 Aljunied Road, Singapore 389835 / 389836
DistrictDistrict 14 (Geylang)
TenureFreehold
Zoning / UseB1 Light Industrial (Factory / Warehouse)
Built FormTwo linked industrial blocks (No. 623 & No. 625), ≈7 storeys with ground-floor loading bays
Land Area / GFA≈11,374 sqm land / ≈28,435 sqm GFA
Completion Year≈1990s (unconfirmed)
Nearest MRTAljunied (EW9), Mattar (DT25), Geylang Bahru (DT24), MacPherson (CC10)
Key Road AccessKallang Paya Lebar Expressway (KPE), Pan Island Expressway (PIE)
Transacted PSF Range≈S$672 – S$1,293 psf
Sale Price Range≈S$980,000 – S$2,600,000
Asking Rent Range≈S$1,200 – S$32,000 per unit, per month
Occupier BaseLight manufacturing, trading/wholesale, F&B outlets, logistics and SME back-offices

Location & Connectivity

Aljunied Industrial Complex sits along Aljunied Road in the Geylang planning area, a well-established light-industrial pocket that has served small and mid-sized manufacturers, traders and service businesses for decades. The complex comprises two connected blocks, numbered 623 and 625, wrapped around a shared forecourt and loading area, which keeps the estate compact and easy to navigate for both walk-in customers and delivery vehicles.

Connectivity is one of the estate’s strongest cards. Aljunied MRT station (EW9) on the East-West Line is within walking distance, while Mattar (DT25) and Geylang Bahru (DT24) on the Downtown Line, and MacPherson (CC10) on the Circle Line, sit a short ride away, giving staff and clients several rail options into the city and beyond. Road access is equally convenient: the complex is close to on-ramps for the Kallang Paya Lebar Expressway (KPE) and the Pan Island Expressway (PIE), which makes cross-island distribution and last-mile deliveries straightforward for occupiers running factory or warehouse operations.

The immediate neighbourhood is dense with amenities that support a working-day population, including hawker centres, a self-service canteen within the complex itself, NTUC FairPrice, and nearby malls such as Macpherson Mall, The Poiz and Paya Lebar Quarter for meetings, lunches and client-facing errands. The mix of transport, food and retail options means staff rarely need to leave the immediate area during a working day.

Location of Aljunied Industrial Complex. Map data: Google Maps, accessed August 2026.

Building & Facilities

The complex is arranged as two mid-rise industrial blocks rising to roughly seven storeys, with cargo lifts, passenger lifts and a shared loading/unloading forecourt serving both blocks. Floor-to-floor heights and floor loadings are typical of 1990s-era B1 light-industrial stock in the Geylang belt, suitable for light assembly, storage, showroom and workshop use rather than heavy manufacturing.

Common facilities are functional rather than lifestyle-oriented, in keeping with the building’s age and use class: covered loading bays, surface and multi-storey parking, a self-service canteen, and ground-floor units that have historically been let to F&B and retail-format tenants serving the working population. Units are generally handed over in bare or lightly fitted condition, so incoming occupiers should budget for reinstatement or fit-out works, particularly for units previously used for wholesale, workshop or F&B purposes.

Because the building predates current fire-safety and accessibility codes in parts of its fabric, prospective buyers and tenants planning any change of use or renovation should engage a qualified professional to check current Building and Construction Authority (BCA) and Urban Redevelopment Authority (URA) requirements before committing, and should independently verify the exact unit configuration, floor loading and any existing tenancy schedule with the seller or agent before transacting.

Unit Types & Floor Plan Notes

Unit sizes at Aljunied Industrial Complex vary considerably from block to block and floor to floor, reflecting decades of subdivision and combination by successive owners. The four indicative types below summarise what typically comes to market.

Compact Factory Unit

≈600 – 950 sqft

Entry-level units popular with small traders, online-retail fulfilment and light-assembly operators seeking a low quantum freehold foothold.

Mid-Tier Factory Unit

≈1,200 – 2,300 sqft

The most actively traded size band, suited to SMEs combining office, storage and light production within a single floor plate.

Warehouse / Storage Unit

≈1,800 – 2,700 sqft

Higher-ceiling ground and lower-floor units geared toward bulk storage, distribution and trade businesses needing loading-bay proximity.

Ground-Floor Retail / F&B

≈300 – 800 sqft

Street-facing units serving the estate’s working population, typically let to canteen, cafe or convenience-format operators.

Ceiling Height: ≈3.0m – 4.5m depending on floor, higher on ground/low floors
Lift Provision: Shared passenger and cargo lifts serving each block
Loading Bays: Shared forecourt loading/unloading area at ground level
Floor Loading: Typical B1 light-industrial capacity; to be verified per unit
Handover Condition: Predominantly bare/lightly fitted; fit-out budget advisable

Investment Case

As one of the relatively few freehold B1 industrial developments in Singapore, Aljunied Industrial Complex occupies a distinct niche for buyers who value tenure certainty over the newer specifications found at 30- or 60-year leasehold JTC-linked developments. The estate’s appeal rests on its city-fringe location, transport connectivity and freehold status, balanced against its age, dated common areas and the due-diligence effort that older strata-titled industrial buildings typically demand.

What Works

  • Rare freehold tenure among Singapore’s B1 industrial stock
  • Strong multi-line MRT access via Aljunied, Mattar, Geylang Bahru and MacPherson
  • Direct proximity to the KPE and PIE for cross-island logistics
  • City-fringe Geylang location close to the CBD and Paya Lebar commercial hub
  • Wide range of unit sizes suits both small traders and larger warehouse users

What to Weigh Carefully

  • Building age means dated common facilities and likely upcoming upgrading costs
  • Handover condition is largely bare, requiring fit-out budget
  • Thin recent transaction volume makes pricing benchmarks less reliable
  • Floor loading and use restrictions vary by unit and should be independently verified
  • Limited on-site parking relative to peak-hour demand from tenants and visitors

Who This Suits

Aljunied Industrial Complex is best suited to owner-occupiers and long-horizon investors who prioritise freehold tenure and are comfortable with an older, functional building rather than a newer, amenity-rich development. Small traders, wholesalers, light-assembly operators and logistics-adjacent businesses that need loading-bay access and multiple MRT options for staff will find the location convenient. It is less suited to occupiers requiring modern specifications such as high floor loading for heavy machinery, column-free floor plates, or building-wide climate control, who may be better served by newer JTC or private industrial parks. Investors chasing high rental yield in the short term should also weigh the estate’s age and thin transaction history against more liquid, newer alternatives before committing.

Frequently Asked Questions

What is the permitted use for units at Aljunied Industrial Complex?
Aljunied Industrial Complex is zoned B1 Light Industrial, which permits clean and light manufacturing, assembly, storage, warehousing and ancillary office use. Ground-floor units have historically also housed F&B and retail-format tenants serving the working population, though such use typically requires case-by-case approval from URA and may attract additional conditions. Heavy industrial processes, activities generating significant noise, odour or pollution, and most residential-type uses are not permitted under B1 zoning. Buyers and tenants planning any change of use, whether for manufacturing, trading, storage or retail, should check the specific unit’s approved use and any existing planning permission with URA before committing, since permitted use can vary slightly between individual units within the same building.
Can foreigners buy a unit at Aljunied Industrial Complex?
Yes. Unlike residential property, Singapore’s Residential Property Act does not restrict foreign ownership of industrial property, so foreign individuals and foreign-owned companies can generally purchase strata industrial units such as those at Aljunied Industrial Complex without prior approval. This is one of the reasons industrial property, and freehold industrial property in particular, appeals to overseas investors seeking Singapore-dollar exposure without residential ownership restrictions. That said, foreign buyers should still budget for standard transaction costs, arrange financing suited to non-resident status where relevant, and are encouraged to engage a Singapore-based conveyancing lawyer to handle title checks, the option-to-purchase process and registration, since procedural requirements can differ slightly from a local buyer’s experience.
Does Additional Buyer’s Stamp Duty (ABSD) apply to this purchase?
No. ABSD applies only to residential property transactions in Singapore and does not apply to the purchase of industrial units, including those at Aljunied Industrial Complex. This is one of the structural attractions of industrial property for both local and foreign buyers, since it removes a significant upfront cost layer that residential buyers, particularly foreigners and entities, must factor into their purchase. Buyers will still need to account for standard Buyer’s Stamp Duty (BSD), legal conveyancing fees, and, where relevant, Goods and Services Tax (GST) on the purchase price if buying from a GST-registered seller. Prospective buyers should always confirm the applicable duties and taxes with their conveyancing lawyer before exercising an option to purchase.
Is Seller’s Stamp Duty (SSD) a concern when reselling?
SSD applies to industrial property sold within a defined holding period from the date of purchase, and the rate reduces the shorter the remaining holding period runs down. Owners planning to hold a unit at Aljunied Industrial Complex for a short-term flip should factor SSD into their exit math, as it can meaningfully reduce net proceeds if the unit is sold within the SSD window. Longer-term owner-occupiers and investors with a multi-year holding horizon are generally less affected, since SSD no longer applies once the holding period has run its full course. Because SSD rates and holding periods are subject to periodic government revision, buyers should verify the current rules with IRAS or their conveyancing lawyer at the time of purchase.
What Buyer’s Stamp Duty (BSD) should I budget for?
BSD is payable on all Singapore property purchases, including industrial units, and is calculated on a tiered percentage basis applied to the higher of the purchase price or market value. For a unit at Aljunied Industrial Complex transacting in the low-to-mid seven-figure range typical of this estate, BSD represents a moderate but predictable line item that should be built into the total acquisition budget alongside legal fees and any financing costs. Unlike ABSD, BSD applies equally to local and foreign buyers, individuals and entities. Because BSD tiers and rates are periodically revised in the Singapore Budget, buyers should confirm the exact computation with a conveyancing lawyer or IRAS’s published schedule before finalising their purchase budget.
Is GST payable on the purchase price?
GST may apply if the seller is a GST-registered entity, since the sale of non-residential property such as an industrial unit is a taxable supply under Singapore’s GST rules, whereas individual sellers who are not GST-registered typically do not charge GST. At Aljunied Industrial Complex, where many units are held by SMEs and individual investors, this varies transaction by transaction, so buyers should always ask the seller or their agent to confirm GST-registration status before signing the option to purchase. If GST is payable, it is calculated on top of the purchase price and should be factored into total funding requirements, particularly for buyers financing close to the maximum loan quantum available.
How does financing work given this is a freehold building?
Freehold tenure is generally viewed favourably by banks financing industrial property purchases, since it removes the lease-decay risk that affects loan quantum and tenor for leasehold industrial assets nearing the back half of their lease. Buyers can typically expect loan-to-value ratios and tenors broadly in line with standard commercial financing terms, subject to the bank’s own valuation of the specific unit, the borrower’s financial profile, and prevailing credit conditions. Because Aljunied Industrial Complex has a relatively thin recent transaction history, buyers should obtain an independent bank valuation early in the purchase process rather than relying solely on asking price, as this will directly affect the loan quantum a lender is willing to extend.
What rental yield can an investor expect?
Based on recent URA and market rental data for comparable factory and warehouse units in the estate, gross rental yields have broadly ranged from roughly 1.8% to 3.6%, varying by unit type, floor and fit-out condition, with warehouse-format units at the lower end and standard factory units generally performing better. These figures are indicative rather than guaranteed, since actual achievable rent depends heavily on unit condition, floor level, accessibility to loading bays and prevailing demand from light-industrial tenants in the Geylang micro-market. Investors should stress-test their own yield assumptions against current asking rents for comparable units before purchase, and should not rely solely on historical averages when underwriting a specific unit’s income potential.
How old is the building and does age affect maintenance costs?
Aljunied Industrial Complex is an older estate, with an unconfirmed but reasonably estimated completion in the 1990s based on available records, placing it among the more mature strata industrial buildings in the Geylang belt. Buildings of this vintage typically carry higher recurring maintenance needs for lifts, common electrical systems, roofing and external facades than newer developments, and owners should expect periodic special levies for major upgrading works such as lift replacement or facade repairs over a multi-year holding period. Prospective buyers are encouraged to review the Management Corporation Strata Title (MCST) council’s recent minutes, sinking fund balance and any planned capital works before purchase to understand the near-term maintenance outlook.
Is there any en-bloc or redevelopment potential?
Some marketing materials for units at Aljunied Industrial Complex have referenced “en-bloc potential” given the building’s age and freehold status, but any collective sale would require the statutory majority of strata owners to agree under Singapore’s Land Titles (Strata) Act, a process that can take years and is never guaranteed to succeed. Freehold tenure does make the site theoretically more attractive to a developer than an ageing leasehold equivalent, since there is no lease top-up cost to factor in, but redevelopment feasibility ultimately depends on the current Master Plan plot ratio, URA planning intentions for the Geylang B1 belt, and owner consensus. Buyers should treat en-bloc potential as a long-dated, speculative upside rather than a core investment thesis.
What is the parking and loading situation like?
The complex provides a shared ground-level loading and unloading forecourt serving both blocks, along with surface and multi-storey parking for tenants, staff and visitors. Given the building’s age and the density of SME occupiers, parking can be tight during peak business hours, and businesses reliant on frequent vendor or courier access should plan loading-bay usage around less congested periods where possible. Prospective occupiers with heavier logistics needs, such as regular container or large-vehicle deliveries, should verify vehicle height and turning clearances with the MCST managing agent before committing to a unit, as older industrial estates were not always designed around today’s larger delivery vehicles.
What are typical MCST or maintenance fees like at this estate?
Maintenance fees, known as MCST charges, at strata industrial buildings like Aljunied Industrial Complex are generally levied on a per-share-value basis and go toward common-area cleaning, lift servicing, security, insurance and the sinking fund for major repairs. Fees at older estates in this size and age bracket typically sit at levels that reflect the building’s maintenance needs rather than premium amenities, since the complex does not offer lifestyle facilities found in newer business parks. Because these charges directly affect net holding cost and achievable net rental yield, prospective buyers should request the latest MCST maintenance fee schedule and any upcoming special levy notices from the managing agent before finalising a purchase decision.
How liquid is the resale market for units here?
Recent transaction data suggests resale liquidity at Aljunied Industrial Complex is moderate rather than deep, with periods of limited recorded sale activity alongside a more active rental market across the estate’s roughly 1,200-unit base spread over two blocks. This is broadly consistent with older strata industrial buildings in mature estates, where turnover tends to be driven by owner-occupier life-cycle decisions rather than frequent speculative trading. Buyers planning a shorter holding period should factor in a realistic marketing timeline when reselling, and may find it useful to benchmark against recent comparable transactions in the immediate Geylang and Paya Lebar industrial cluster rather than relying on asking prices alone, which can diverge from what units actually transact at.
What types of businesses are best suited to operate here?
The unit mix and building specifications at Aljunied Industrial Complex suit light manufacturing, product assembly, trading and wholesale distribution, e-commerce fulfilment, workshop-based trades, and general storage and logistics operations that do not require heavy floor loading or specialised utilities. The estate has also historically supported F&B and retail-format tenants on ground-floor units serving the working population within the complex. Businesses considering the estate should verify that their specific operational requirements, including floor loading, ceiling height, ventilation and any licensing needs such as food-handling or chemical-storage permits, are compatible with the unit’s condition and the building’s fire-safety certification before signing a lease or completing a purchase.

This article is for general informational purposes only and does not constitute financial, legal or investment advice. Figures relating to pricing, tenure, floor area, completion year and other physical or market data are drawn from publicly available sources and reasoned estimates where exact figures could not be independently confirmed, and should be independently verified with the relevant authorities, the Management Corporation Strata Title, or a qualified professional before any transaction decision is made. Past transaction prices and rental yields are not indicative of future performance.

© 2026 SG Commercial Property Insights. All rights reserved.

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