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Century Warehouse Review

Century Warehouse Review
Industrial & Warehouse Property Review — District 05

Century Warehouse

A freehold B1 warehouse block anchored in Singapore’s established Pasir Panjang industrial enclave

SGCPI Research Desk Updated August 2026 100E Pasir Panjang Road, Singapore 118521 FREEHOLD

Street-level view of Century Warehouse, 100E Pasir Panjang Road, Singapore 118521. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameCentury Warehouse
Address100E Pasir Panjang Road, Singapore 118521
DistrictDistrict 05 (Pasir Panjang / Buona Vista / West Coast)
TenureFreehold
Zoning / UseB1 Light Industrial
Built Form8-storey industrial warehouse block with basement car park, 35 strata units
Land Area / GFA≈2,824 sqm land (≈30,400 sqft) / ≈7,061 sqm GFA (≈76,000 sqft)
Completion Year≈1985
Nearest MRTPasir Panjang (CC26), Labrador Park (CC27), Telok Blangah (CC28)
Key Road AccessWest Coast Highway, Ayer Rajah Expressway (AYE)
Transacted PSF Range≈S$750 – S$950 psf
Sale Price Range≈S$900,000 – S$2.4 million per unit
Asking Rent Range≈S$3.50 – S$4.50 psf/month
Occupier BaseLight manufacturing, F&B production/commissary kitchens, trading and logistics firms

Location & Connectivity

Century Warehouse sits along Pasir Panjang Road in the southern fringe of District 05, within an established industrial enclave that has long served the port, logistics and light manufacturing trades. The immediate surroundings are dominated by low-rise industrial blocks and B1-zoned developments, giving the area a working, no-frills character that is a world away from the retail bustle further along the coast at HarbourFront and VivoCity.

Connectivity has improved markedly with the Circle Line, and the building is now within comfortable walking distance of both Pasir Panjang and Labrador Park MRT stations, with Telok Blangah a short ride further along the line. For businesses reliant on deliveries and staff travelling by car or van, the West Coast Highway and Ayer Rajah Expressway are both close at hand, putting the CBD, Jurong Port and Tuas within a fairly direct drive without navigating congested arterial roads.

Occupiers benefit from a growing cluster of F&B production and lifestyle-adjacent tenants that have moved into the surrounding blocks over the past decade, alongside more traditional trading and storage operations. Everyday amenities are modest but functional, with NTUC Fairprice, Alexandra Retail Centre and a handful of coffee shops and eateries within a short walk or drive, while Kent Ridge Park and HortPark offer a rare patch of greenery for an industrial precinct.

Location of Century Warehouse, 100E Pasir Panjang Road. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development is an 8-storey industrial block with a basement car park, comprising 35 strata units across a total strata area of roughly 56,539 sqft. As with most industrial buildings of its generation, floor-to-floor heights and loading arrangements are geared towards warehousing and light industrial use rather than office-style fit-outs, with cargo lift access serving the upper floors and a ground-level loading bay for larger deliveries.

Common facilities are utilitarian rather than lifestyle-driven: shared toilets on each floor, a basement car park for staff and visitor parking, and service risers sized for typical B1 electrical and water demands. Units are generally handed over in bare-shell or lightly fitted condition, so incoming occupiers should budget for their own fit-out, including racking, partitioning, air-conditioning and any additional power upgrades their operations require.

Given the building’s age, prospective buyers and tenants should factor in a physical inspection and a review of the management corporation’s maintenance records before committing, paying particular attention to the condition of the roof, lifts, fire safety systems and common electrical infrastructure, which tend to be the areas requiring the most attention in older strata industrial buildings.

Unit Types & Floor Plan Notes

Unit sizes across the 35 strata lots vary by floor and configuration, with the four broad profiles below reflecting the range typically seen when units come up for sale or lease.

Ground-Floor Warehouse

≈1,000 – 1,300 sqft

Direct or near-direct loading bay access with higher floor-to-ceiling clearance, best suited to storage, light assembly or businesses with frequent deliveries.

Low/Mid-Floor Warehouse-Office

≈1,300 – 1,700 sqft

A mixed warehouse-and-office layout served by the shared cargo lift, popular with trading firms that need both storage and a small back-office.

High-Floor Warehouse

≈1,700 – 2,200 sqft

Quieter units with better natural light, generally favoured by light industrial operations and small-scale production or assembly tenants.

Combined / Larger Lot

≈2,200 – 2,800 sqft

Amalgamated units offering a larger single floorplate, suited to bigger operations or investors seeking one larger, more easily managed lot.

Floor-to-Floor Height: ≈4.5m on typical floors, higher at ground level
Loading / Vertical Access: Shared cargo lift plus ground-floor loading bay
Floor Loading: ≈7.5 kN/sqm, typical of B1 warehouse specification
Power Supply: 3-phase electrical supply available to units, subject to load assessment
Fit-Out Condition: Units generally handed over bare-shell or lightly fitted

Investment Case

As one of the relatively few freehold B1 industrial developments in Singapore, Century Warehouse occupies a distinct niche for buyers who place a premium on tenure certainty over the newer, higher-spec but leasehold stock that dominates the current industrial pipeline.

What Works

  • Freehold title, rare among Singapore’s mostly 30 or 60-year JTC-leasehold industrial stock
  • Established Pasir Panjang industrial enclave with a track record of redevelopment interest nearby
  • Direct access to the West Coast Highway and AYE, minutes from the port and CBD
  • Walkable to two Circle Line MRT stations
  • B1 zoning supports a broad occupier base, from light manufacturing to F&B production

What to Weigh Carefully

  • An older building will require higher ongoing maintenance and periodic upgrading works
  • Strata ownership across 35 units can make full-building consensus, including any future en-bloc, slower to reach
  • Parking provision is modest compared with newer purpose-built industrial developments
  • Occupier and rental demand remain tied to the broader industrial property cycle
  • Resale liquidity for older strata industrial units is typically thinner than for newer, higher-spec buildings

Who This Suits

Century Warehouse tends to appeal to owner-occupiers running small manufacturing, trading, logistics or F&B production businesses who value a fixed, freehold base close to the port, the CBD and two MRT stations, without the price premium of newer business park space. It is equally relevant to investors comfortable holding an older strata industrial asset for its freehold tenure and steady B1 rental demand, though those seeking a fast turnaround or a highly liquid resale market may find newer, larger developments a better fit for that specific goal.

Frequently Asked Questions

What can a B1-zoned unit at Century Warehouse actually be used for?
B1 Light Industrial zoning under URA’s Master Plan permits clean, non-polluting industrial activities such as light manufacturing, assembly, storage, warehousing, and ancillary offices tied to those uses. It generally excludes heavy industrial processes, noxious or hazardous activities, and standalone retail or F&B dining beyond limited ancillary use. Buyers considering commissary kitchens, trading, logistics or light assembly operations typically fit comfortably within B1 parameters, but any business with unusual noise, emissions or heavy-vehicle traffic should verify permitted use with URA or a qualified planning consultant before committing, since approvals are assessed on the specific activity rather than the building alone.
Can foreigners buy a unit at Century Warehouse?
Yes. Unlike residential property, industrial units such as those at Century Warehouse are not subject to the Residential Property Act, so foreign individuals and foreign-owned companies can generally purchase strata industrial units without prior government approval. Buyers should still confirm eligibility under their own corporate structure and financing arrangements, since some lenders apply different loan terms to foreign borrowers or offshore entities. It is also worth checking whether the unit’s intended use requires any additional business licensing, particularly for regulated activities, as this sits separately from the property purchase itself and can affect timelines.
Does Additional Buyer’s Stamp Duty (ABSD) apply to an industrial purchase here?
ABSD is a residential property measure and does not apply to industrial units like those at Century Warehouse, which is one reason industrial property has historically attracted buyers looking to diversify outside the residential cooling measures. Standard Buyer’s Stamp Duty (BSD) still applies on the purchase price or market value, whichever is higher, calculated on a tiered scale. Companies purchasing industrial property should also check their own corporate structure for any group-level tax considerations. As rules can be revised, buyers should confirm the prevailing stamp duty treatment with IRAS or a conveyancing lawyer before exercising an option.
Is Seller’s Stamp Duty (SSD) a concern when reselling a unit?
Industrial properties, including units at Century Warehouse, are subject to their own SSD holding period, which is shorter than the residential regime but still relevant to short-term flippers. Selling within the applicable holding period triggers SSD calculated on a percentage of the sale price or market value, on a tiered basis that reduces the longer the unit is held. This is a key reason industrial buyers are generally advised to underwrite the purchase as a multi-year hold rather than a quick flip. Buyers should verify the current SSD holding period and rates with IRAS or their lawyer at the point of purchase.
Will I need to pay GST on top of the purchase price?
GST treatment depends on the seller’s registration status and the nature of the transaction. If the seller is a GST-registered entity selling in the course of business, GST is typically chargeable on the sale price of the industrial unit, whereas a sale by a non-GST-registered individual owner would not attract GST. Buyers purchasing through a GST-registered company may be able to claim input tax subject to normal rules. Because this varies unit by unit at Century Warehouse depending on the individual owner, buyers should always confirm the seller’s GST status and the resulting cost before finalising an offer.
How does financing work for a freehold unit like this compared with a leasehold one?
Freehold tenure, as at Century Warehouse, generally gives banks more comfort than a decaying leasehold term, since there is no remaining-lease countdown affecting the property’s long-term collateral value. Loan-to-value ratios and tenure for industrial financing are still set by each bank’s own credit policies and by regulatory limits on non-residential property, and are typically less generous than residential loans. Borrowers should expect a shorter maximum loan tenure than for a home loan and a closer look at the intended business use and cash flow. Comparing indicative terms across two or three banks before committing is worthwhile.
What kind of rental yield can an investor expect?
Based on the asking rent and sale price ranges observed for the building, gross rental yields for B1 units at Century Warehouse have historically clustered in a mid-single-digit percentage range, broadly in line with older strata industrial stock in established enclaves rather than newer business park developments. Actual yield depends heavily on unit size, floor level, fit-out condition and the tenant’s business type, with warehouse-heavy units sometimes commanding steadier demand than office-heavy layouts. Investors should stress-test their own numbers against realistic vacancy periods and maintenance costs rather than relying solely on a single point-in-time asking rent.
How does the building’s age affect a purchase decision?
Completed at an estimated 1985 vintage, Century Warehouse is now a mature industrial asset, and buyers should expect higher near-term capital expenditure on items such as lifts, roofing, common electrical systems and fire safety compliance compared with a newer development. This is balanced by the advantage of freehold tenure, which does not depreciate in the way a leasehold term does as the years pass. Prospective buyers are encouraged to request the management corporation’s latest maintenance fund statements and any planned or recently completed upgrading works as part of their due diligence before making an offer.
What are the odds of an en-bloc or redevelopment outcome?
Older, land-efficient freehold industrial sites in established enclaves such as Pasir Panjang have periodically attracted collective sale and redevelopment interest in Singapore’s industrial market, and Century Warehouse’s freehold tenure and reasonably sized plot make it a plausible, though never guaranteed, candidate over the longer term. Any collective sale requires the requisite consensus among the 35 strata owners under the Land Titles (Strata) Act, a process that can take considerable time to align. Buyers should treat any redevelopment upside as a long-term possibility rather than a near-term certainty, and base their purchase decision primarily on the property’s current use and rental fundamentals.
What is parking and loading like for occupiers and their customers?
The development offers basement car parking for staff and visitors, supplemented by a ground-level loading bay for larger deliveries and pick-ups. Provision is functional rather than generous by modern standards, reflecting the building’s 1980s-era design, so businesses with frequent heavy-vehicle traffic or large delivery fleets should verify loading bay availability and any time-slot arrangements directly with the management corporation. Street-side parking along Pasir Panjang Road is limited and subject to normal URA parking rules, so occupiers reliant on walk-in customers or frequent courier traffic should factor this into their operational planning before committing to a unit.
What maintenance or MCST fees should I budget for?
As a strata-titled development managed by a Management Corporation Strata Title (MCST) with its own management office on site, Century Warehouse levies monthly maintenance fees on each of its 35 units to cover common area upkeep, lift servicing, security, cleaning and the sinking fund for major repairs. Fees for older industrial buildings of this size and unit count are generally moderate compared with larger, amenity-rich developments, but exact figures vary by unit size and any planned upgrading works. Prospective buyers should request the latest MCST fee schedule and sinking fund position directly from the management office before finalising a purchase.
How liquid is the resale market for a unit here?
Resale activity for older strata industrial buildings like Century Warehouse tends to be thinner and more sporadic than for newer business park or high-spec industrial developments, with transactions often driven by specific occupier needs rather than steady investor turnover. This is a reasonable trade-off for buyers prioritising freehold tenure and location over holding a highly liquid asset. Sellers should expect a longer average marketing period and should price in line with recent comparable transactions in the immediate Pasir Panjang enclave rather than newer, unrelated industrial benchmarks, and may benefit from engaging an agent experienced specifically in older strata industrial stock.
What types of businesses tend to do well here?
Given its B1 zoning, warehouse-oriented layout and loading bay access, Century Warehouse suits light manufacturing and assembly operations, storage and third-party logistics providers, trading and distribution firms, and increasingly, F&B production or commissary kitchen operators drawn to the surrounding enclave’s food-and-beverage cluster. Businesses needing significant walk-in retail footfall, extensive customer parking or heavy industrial processes are generally less well suited to the building’s format and location. Prospective occupiers should also confirm that their specific activity falls within permitted B1 use before signing a lease or completing a purchase, to avoid compliance issues after moving in.

This article is for general informational purposes only and does not constitute financial, legal or investment advice. Figures relating to pricing, rental rates, transacted PSF, floor specifications and completion year are indicative and, where marked with the ≈ symbol, are reasoned estimates rather than confirmed official figures. Prospective buyers and tenants should independently verify all details, including zoning, tenure, MCST fees and permitted use, with the relevant authorities and their own professional advisors before making any purchase, leasing or investment decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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