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Bizhub 28 Review

Bizhub 28 Review
Industrial & Commercial Property Review — District 14

Bizhub 28

A freehold B1 loft-factory block in the Chai Chee / Bedok North industrial belt, built for small-format owner-occupiers and SME landlords.

SGCPI Research Desk Updated August 2026 28 Senang Crescent, Singapore 416601 FREEHOLD

Street-level view of Bizhub 28, 28 Senang Crescent, Singapore 416601. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameBizhub 28
Address28 Senang Crescent, Singapore 416601
DistrictDistrict 14 (Bedok / Chai Chee / Eunos-Geylang-Paya Lebar precinct)
TenureFreehold
Zoning / UseB1 Light Industrial
Built FormSingle 6-storey flatted B1 block with basement carpark, two street-facing entrances
Land Area / GFA≈4,001 sqm (≈43,100 sq ft) / ≈5,094 sqm (≈54,800 sq ft)
Completion Year≈2014 (TOP December 2013)
Nearest MRTBedok North (DT29), Kembangan (EW6)
Key Road AccessPan Island Expressway, Kallang Paya Lebar Expressway, New Upper Changi Road
Transacted PSF RangeS$706 – S$908 psf
Sale Price RangeS$1,400,000 – S$1,680,000
Asking Rent RangeS$3,500 – S$4,500 per month
Occupier BaseSME manufacturers, light assembly, workshop trades, storage and back-office operators drawn to the Chai Chee industrial cluster

Location & Connectivity

Bizhub 28 sits within the long-established Chai Chee light-industrial enclave, tucked behind Bedok’s residential heartland and just north of the New Upper Changi Road corridor. The immediate surrounds are a mix of older flatted factories, newer B1 developments and HDB estates, giving the pocket a settled, functional character rather than a showcase business-park feel. For occupiers who need proximity to East Region housing for staffing and to the airport-Changi logistics belt for distribution, the location is convenient without commanding a city-fringe premium.

Connectivity leans on road access first and rail second. Pan Island Expressway and Kallang Paya Lebar Expressway are both reachable within a few minutes’ drive, giving vans and light commercial vehicles quick routes toward the airport, the eastern coast or town. On the rail side, Bedok North station on the Downtown Line is roughly 800 metres away, with Kembangan on the East-West Line a similar distance in the other direction, so staff without a vehicle have a genuine, if not doorstep, walk-to-MRT option.

Immediate amenities are practical rather than lifestyle-driven: NTUC FairPrice and Prime Supermarket outlets, hawker fare along Chai Chee Street and Chai Chee Drive, and Kembangan Plaza a short drive away for banking, retail and F&B. This is a working neighbourhood built around getting staff fed and stock moved, which is exactly the profile most B1 occupiers are looking for.

Location of Bizhub 28. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development is a single, self-contained six-storey block rather than a multi-tower campus, which keeps the footprint easy to navigate. Two separate street entrances serve the building: one off Senang Crescent leading into the #01 stack, and one off Chai Chee Street leading into the #02 stack, effectively splitting the block into two address fronts under one management corporation. The first storey and basement are given over to carpark and a canteen, with B1 factory floors running from the second storey up.

Each upper floor holds twelve units on a standard 1956 sq ft layout, so the building reads as a fairly uniform grid of mid-sized owner-occupier and small-landlord units rather than a mix of large and micro lots. Every unit is fitted with an internal loft, which most tenants convert into a mezzanine office, storage deck or staff area, and an air-conditioned corridor serves the common circulation space on each floor. Rooftop amenities include a swimming pool, gym and barbecue pit, an unusual inclusion for a B1 block and one that has helped the project stand out among nearby competitors of a similar vintage.

As with any established B1 stock, prospective buyers should verify current fire-safety certification, the state of lift and M&E servicing, and any outstanding MCST works with the management office before committing, since building systems are now well over a decade old.

Unit Types & Floor Plan Notes

Bizhub 28 was built to a deliberately narrow unit-size band, which simplifies comparison shopping but also means buyers have limited room to trade size for price. Most transactable stock falls into one of the following configurations.

Standard Loft Unit

≈1,956 sq ft

The building’s default layout: lower floor plus internal loft, air-conditioned corridor access, sold across both the #01 and #02 stacks. This is the unit most transaction data in the district is based on.

Senang Crescent-Facing (#01 Stack)

≈1,956 sq ft

Entered from the Senang Crescent lobby, these units front the quieter side of the block and are typically favoured by owner-occupiers wanting a lower-traffic loading approach.

Chai Chee Street-Facing (#02 Stack)

≈1,956 sq ft

Entered from the Chai Chee Street lobby, this stack sits closer to the eateries and bus stops along Chai Chee Street, a modest edge for staff-facing operations.

Combined / Merged Unit

≈3,900 sq ft

A minority of owners have combined two adjoining standard units into a single larger floor plate, subject to MCST and BCA approval, suiting occupiers needing continuous production or storage runs.

Typical floor-to-ceiling height: ≈4.5m at main level, with loft mezzanine above
Floor loading: ≈10 kN/sqm, standard for B1 light-industrial use
Lift provision: Passenger and cargo lift access from basement carpark to all floors
Power supply: Three-phase electrical supply to each unit, sized for light assembly and workshop equipment
Loading: Basement and first-storey carpark used for loading/unloading; no dedicated external loading bay

Investment Case

Bizhub 28’s investment appeal rests on its freehold status inside a supply-constrained, freehold-scarce B1 pocket, combined with a unit size small enough for individual investors and SME buyers to enter without syndication. The trade-off is a building now over a decade into its life cycle, with all the maintenance and system-age considerations that come with it.

What Works

  • Freehold tenure in a district where most comparable B1 stock is 30- or 60-year leasehold
  • Uniform ≈1,956 sq ft unit size keeps entry price accessible for individual and SME buyers
  • Dual street frontage and two lobbies spread foot and vehicle traffic across the block
  • Rooftop pool, gym and barbecue pit are unusual amenities for this asset class and price point
  • Sits within an established East Region industrial cluster with a deep pool of SME occupiers

What to Weigh Carefully

  • Building is now over ten years old; M&E, lift and roofing systems should be checked before purchase
  • No dedicated loading bay — deliveries share the basement/first-storey carpark ramp
  • Nearest MRT stations are a walkable but non-trivial ≈800m away, not doorstep-adjacent
  • Uniform unit sizing limits flexibility for occupiers needing either very small or very large floor plates
  • En-bloc potential is limited by a relatively young, well-utilised freehold block with no obvious redevelopment catalyst

Who This Suits

Bizhub 28 is best suited to owner-occupiers running light manufacturing, assembly, workshop or storage operations who want a freehold asset at a manageable ticket size rather than a large leasehold plant. It also works for SME landlords looking for straightforward, homogenous B1 stock to lease to similar tenants, since the uniform unit sizing makes re-letting comparatively predictable. Investors chasing rental yield in isolation should model realistic voids and refurbishment costs given the building’s age, while buyers wanting brand-new specification, dedicated loading docks or a shorter commute to an MRT interchange may find newer developments elsewhere in the East Region a closer fit.

Frequently Asked Questions

What is Bizhub 28 zoned for, and what can I actually run there?
Bizhub 28 is zoned B1 Light Industrial under URA guidelines, which permits light manufacturing, assembly, workshops, warehousing, and ancillary office space directly supporting those uses. It does not permit general retail, F&B beyond a staff canteen setting, or purely residential occupation. Buyers intending anything outside standard light-industrial activity should check the specific permitted-use schedule with URA or a qualified planning consultant before purchase, since enforcement action and fines can follow unauthorised use. Ancillary office space is typically capped at a percentage of gross floor area, so occupiers planning a heavily office-weighted operation should confirm the exact allowable proportion for this development with the management corporation or URA directly.
Can foreigners buy a unit at Bizhub 28?
Yes. Unlike landed residential property, B1 industrial units such as those at Bizhub 28 are not restricted under the Residential Property Act, so foreign individuals and foreign-owned companies can generally purchase freehold industrial units without prior approval. Financing terms, however, often differ for foreign buyers, with some banks applying lower loan-to-value ratios or requiring additional documentation. Foreign buyers should also confirm whether their intended use of the unit is permitted under B1 zoning and whether any corporate structuring is needed for financing or tax efficiency. Engaging a property lawyer familiar with industrial transactions is advisable given the different due-diligence points from residential purchases.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase at Bizhub 28?
ABSD is a residential property measure and does not apply to industrial units such as those at Bizhub 28, regardless of whether the buyer is a Singapore citizen, permanent resident, foreigner, or company. This is one of the structural attractions of B1 industrial property for buyers who already hold residential ABSD exposure elsewhere. Buyers will instead pay standard Buyer’s Stamp Duty on the purchase price or market value, whichever is higher. It remains prudent to reconfirm current stamp duty treatment with IRAS or a conveyancing lawyer at the point of purchase, as government property cooling measures are periodically revised.
Is Seller’s Stamp Duty (SSD) a concern if I want to resell quickly?
Industrial property in Singapore carries its own SSD regime, separate from residential rules, typically applying to units sold within a defined holding period from the date of purchase, with the duty rate stepping down the longer the property is held. Buyers planning a short-term flip of a Bizhub 28 unit should model SSD into their exit cost assumptions, as it can materially erode a quick-turn profit. The exact holding period and rate schedule should be verified with IRAS at the time of transaction, since industrial SSD settings have changed historically and may not match the residential SSD framework buyers are more familiar with.
What Buyer’s Stamp Duty (BSD) applies when purchasing at Bizhub 28?
BSD is payable on all property purchases in Singapore, including industrial units, calculated on a tiered percentage of the purchase price or market value, whichever is higher. For a unit in the S$1.4 million to S$1.68 million range typical of Bizhub 28, BSD would run into the tens of thousands of dollars and should be budgeted alongside legal fees, financing costs and any renovation budget. BSD rates are periodically revised in the Singapore Budget, so buyers should confirm the current tiered schedule with IRAS or their conveyancing lawyer before finalising an Option to Purchase, rather than relying on historical figures.
Is GST payable on an industrial unit purchase at Bizhub 28?
GST treatment depends on the seller’s GST registration status rather than the property type alone. If the vendor is a GST-registered entity selling in the course of business, GST may be chargeable on top of the purchase price for a commercial or industrial property; private individual owners selling personally are typically not required to charge GST. Buyers intending to purchase through a GST-registered company should also consider whether they can claim input tax on the purchase. Given the complexity, buyers should have their accountant or conveyancing lawyer confirm the specific GST position on any unit at Bizhub 28 before signing.
How does financing work for a freehold unit like this compared with leasehold industrial stock?
Because Bizhub 28 is freehold, buyers avoid the loan-quantum haircuts that banks typically apply to industrial units with a short remaining lease, where loan-to-value ratios can shrink sharply as the tenure runs down. Financing is generally more straightforward here than for an ageing 30-year leasehold unit elsewhere in the district. That said, industrial property loans still carry lower LTV caps than residential loans, commonly in the region of 70–80 percent depending on the bank and the buyer’s profile, and loan tenure is usually capped with reference to the borrower’s age or the company’s operating history rather than the property’s tenure.
What rental yield can an investor realistically expect?
Based on current asking rents of roughly S$3,500 to S$4,500 per month against sale prices of S$1.4 million to S$1.68 million, gross yields at Bizhub 28 work out to approximately 2.7 to 3.5 percent per annum before deducting maintenance fees, property tax, insurance and any vacancy or repair costs. This sits within the typical range for mature B1 stock in the East Region rather than at the high end. Investors should stress-test the numbers against realistic void periods between tenants and the likelihood of periodic refurbishment spend given the building’s age, rather than relying solely on the current advertised rent as a steady-state figure.
How does the building’s age affect a purchase decision?
Completed around 2014, Bizhub 28 is now over a decade old, which places it past the point where major building systems such as lifts, water tanking, and common M&E equipment may require significant servicing or replacement. Buyers should request the MCST’s maintenance records, sinking fund balance, and any planned major works before committing, since a thin sinking fund can translate into a special levy on owners. This is a routine due-diligence step for any strata industrial purchase past the ten-year mark, and it materially affects both holding costs and resale presentation, so it should not be skipped in favour of focusing on price alone.
Is Bizhub 28 a realistic en-bloc or redevelopment candidate?
En-bloc potential for Bizhub 28 currently looks limited. The block is a single, relatively young freehold development that appears well-utilised by owner-occupiers and landlords, without the kind of severe under-utilisation or dated bulk that typically triggers collective sale interest from developers. Freehold industrial en-bloc sales do occur in Singapore, but they generally involve older, larger sites with clearer redevelopment upside under current zoning. Buyers should treat any en-bloc scenario here as a long-dated, low-probability upside rather than a core part of the investment thesis, and instead underwrite the purchase on rental income and steady capital appreciation.
What are the parking and loading arrangements like?
Parking is provided across the first storey and basement of the block, shared between tenant staff, visitors and loading activity, since Bizhub 28 does not have a dedicated external loading dock. This works well for light vans and smaller delivery vehicles but can create congestion during peak loading windows if multiple units are receiving stock simultaneously. Occupiers running frequent large-vehicle deliveries should visit the building at a busy hour before committing, to judge firsthand how loading traffic flows through the shared ramp and carpark, and should check with the management office on any time-slot arrangements used to manage congestion.
What are the maintenance or MCST fees like at Bizhub 28?
As a strata-titled development under MCST 4227, owners at Bizhub 28 pay monthly maintenance fees that cover common area upkeep, lift servicing, security, cleaning of shared corridors, and the rooftop pool, gym and barbecue facilities. Fees for buildings of this age and amenity level in the East Region typically fall in a moderate band relative to newer, amenity-light B1 stock, reflecting the cost of maintaining the pool and gym. Prospective buyers should request the latest MCST budget and any indication of planned fee increases or special levies directly from the management office, since amenity-rich blocks can carry higher ongoing costs than a bare-bones factory unit.
How liquid is the resale market for units at Bizhub 28?
Resale liquidity benefits from the building’s uniform unit size and freehold tenure, both of which widen the pool of eligible buyers compared with an oddly configured or short-leasehold alternative. Recent transaction data shows a fairly tight PSF band, suggesting an active, reasonably transparent secondary market rather than a thin one with erratic pricing. That said, industrial property as a class generally trades less frequently than residential stock, so sellers should expect a longer marketing period than for a comparable HDB or condominium unit, and should price in line with recent comparable transactions rather than aspirational figures to avoid an extended time on market.
What types of businesses are best suited to a unit at Bizhub 28?
The building suits light manufacturers, precision assembly operations, workshop trades, e-commerce fulfilment and storage businesses, and service providers needing a functional base with ancillary office space rather than a client-facing showroom. The internal loft in each unit lends itself well to a mezzanine office or staff area layered above ground-floor operational space. Businesses requiring heavy machinery, high floor loading beyond standard B1 specifications, or a dedicated truck loading dock should verify Bizhub 28’s specific floor-loading and access constraints against their equipment requirements before committing, as these may be better served by a purpose-built B2 facility elsewhere in the East Region.

This article is for general informational purposes only and does not constitute financial, legal or investment advice. Figures on pricing, rental, floor area and building specifications are compiled from available market and public sources and, where marked with the ≈ symbol, are reasoned estimates rather than confirmed values. Prospective buyers and tenants should conduct independent due diligence, including verification with URA, IRAS, the relevant MCST management office and qualified professional advisors, before making any purchase, leasing 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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