Project Overview
Building NameCintech II — Singapore Science Park I
Address75 Science Park Drive, Singapore 118255
DistrictDistrict 05 (Queenstown / Buona Vista)
Tenure≈99-year leasehold from 1990
Zoning / UseB1 Business Park
Built Form≈4-storey purpose-built business park block with basement car park
Land Area / GFA≈12,297 sqm land / ≈20,266 sqm GFA
Completion Year1990
Nearest MRTKent Ridge (CC24), one-north (CC23)
Key Road AccessAyer Rajah Expressway (AYE) via South Buona Vista Road
Transacted PSF Range≈S$1,100 – S$1,450 psf (benchmark, single-ownership asset)
Sale Price Range≈S$85 million – S$110 million (whole-building indicative)
Asking Rent RangeS$4.20 – S$4.50 psf/month
Occupier BaseR&D, IT, engineering and knowledge-intensive enterprises
Location & Connectivity
Cintech II sits within Singapore Science Park I, a 30-hectare research and technology precinct in Queenstown that has anchored Singapore’s R&D ecosystem since the early 1980s. The building occupies a mid-campus position along Science Park Drive, flanked by sister buildings Cintech I, III and IV, and shares the estate’s landscaped, low-density setting rather than sitting on a busy commercial strip. This gives occupiers a quieter, more campus-like working environment than a typical CBD-fringe office tower, while still remaining within the broader west-zone commercial corridor that runs from Buona Vista through one-north to Alexandra.
Connectivity is anchored by two Circle Line stations. Kent Ridge MRT (CC24) is roughly a ten-minute walk or a short shuttle-bus ride away, while one-north MRT (CC23) provides an alternative interchange point into the wider one-north innovation district. A complimentary shuttle bus loops between the Science Park buildings and both Kent Ridge and Buona Vista MRT stations, which meaningfully improves last-mile access for staff who do not drive. By road, the estate is roughly a seven-minute drive from the Ayer Rajah Expressway (AYE) via the South Buona Vista Road or Normanton Park exit, giving reasonably quick access to the CBD, the Central Business District fringe, and onward to Tuas and the western industrial belt.
The immediate surroundings are dominated by research institutions, corporate campuses and the National University of Singapore (NUS), which sits directly adjacent to the park. Everyday amenities are modest but functional: a food court and eateries at neighbouring Cintech I, a Fairprice supermarket, and a handful of nearby malls such as The Oasis, Geneo and One@Kent Ridge that have emerged as the park has redeveloped. This is not a lifestyle or retail destination — it is a working precinct — and tenants should expect to travel a short distance for a wider range of dining, banking and retail options.
Building & Facilities
Cintech II is a purpose-built, ≈4-storey business park block completed in 1990, with a basement car park and a typical floor plate of roughly 21,000 sq ft. Total lettable floor area across the building runs to approximately 85,000 sq ft (≈7,915 sqm), giving tenants reasonably efficient, column-lean floor plates suited to both office layouts and light R&D or laboratory-style fit-outs. Units are generally handed over fitted with false ceilings, lighting and central VRV air-conditioning, with raised flooring available on selected floors — a specification aimed squarely at IT, engineering and technology occupiers rather than a straight corporate-office crowd.
Common facilities are shared across the Science Park I precinct rather than sitting solely within Cintech II itself. Tenants have access to a food court at the adjoining Cintech I building, a swimming pool, fitness centre, business support facilities, on-site clinics and childcare centres dotted across the wider campus. Car parking is available within the building’s basement, supplemented by surface parking across the estate, and the shuttle-bus service is a genuine amenity for a location that sits a moderate walk from the nearest MRT exit.
As with any building of this vintage, prospective occupiers and investors should factor in a due-diligence review of mechanical, electrical and fire-safety systems, lift condition, and any planned asset-enhancement works, since a 1990-completion building is now well into its fourth decade of service. The park’s operator has periodically upgraded common infrastructure across the estate — including an S$883 million redevelopment of parts of Science Park I completed in 2025 — so it is worth confirming which specific upgrades, if any, have been carried out on Cintech II itself rather than assuming estate-wide works cover every block.
Unit Types & Floor Plan Notes
Cintech II is leased as a single-ownership asset under CapitaLand/Ascendas management rather than sold on a strata-title basis, so “unit types” here reflect the typical leasing configurations available to occupiers rather than individually titled lots. Floor plates are modular and can generally be subdivided or combined to suit tenant headcount, from small satellite teams through to full-floor R&D operations.
Compact Suite
≈1,000 – 2,500 sq ft
Suited to small engineering, IT or consultancy teams wanting a Science Park address without committing to a full floor plate.
Mid-Floor Unit
≈3,000 – 8,000 sq ft
A common configuration for established R&D or technology firms, typically fitted with false ceiling, lighting and central air-conditioning.
Full Floor Plate
≈21,000 sq ft
A typical single-floor lease spanning the building’s full column-free plate, well suited to a regional R&D or engineering headquarters.
Multi-Floor / Campus Lease
≈40,000 sq ft+
Combined multi-floor leases for larger MNC or knowledge-intensive occupiers seeking a self-contained presence within the park.
Ceiling Height: ≈2.7 m floor-to-false-ceiling
Lifts: 2 passenger lifts, 1 service lift
Lift Door: ≈1.7 m (W) x 2.1 m (H)
Fit-Out: False ceiling, lighting, central VRV air-conditioning; raised flooring on selected floors
Parking: Basement car park plus estate-wide surface parking
Investment Case
Cintech II is best understood as a leasing play rather than a strata-purchase opportunity, since the building sits under single ownership within the CapitaLand/Ascendas Science Park portfolio. The investment case therefore centres on the strength of the Science Park I address, the depth of R&D and technology demand in the west zone, and the building’s positioning relative to newer stock coming online in the estate.
What Works
- Established, well-recognised Science Park address with 40+ years of R&D cluster reputation
- Two MRT stations (Kent Ridge, one-north) plus a free intra-park shuttle service
- Proximity to NUS supports research collaboration and talent pipelines
- Column-lean, modular floor plates suited to both office and light R&D fit-outs
- Competitive asking rents relative to CBD-fringe business park stock
What to Weigh Carefully
- Building is now well past 30 years old, with dated M&E systems relative to newer estate blocks
- Single-ownership structure means no individual strata purchase — access is via leasing only
- Kent Ridge MRT is a genuine 10-minute walk, less convenient than doorstep-MRT alternatives
- Amenities are estate-shared rather than in-building, so on-site dining/retail choice is limited
- Science Park space is typically use-restricted, so tenants must qualify under B1/business-park criteria
Who This Suits
Cintech II suits R&D-intensive, IT, engineering and other knowledge-based enterprises that want a credible Science Park address without paying CBD-grade rents, and that are comfortable qualifying for B1 business-park use conditions. It is a reasonable fit for MNC regional R&D units, mid-sized technology or life-sciences firms, and engineering outfits that value proximity to NUS and the broader one-north research corridor over ground-floor retail visibility. It is less suited to consumer-facing businesses, retail operators, or occupiers who need direct MRT-doorstep access, given the walking distance to Kent Ridge station and the campus-style rather than high-street setting.
Frequently Asked Questions
What is the permitted use for space in Cintech II?
Cintech II is zoned B1 Business Park, which permits research and development, light industrial activity, IT and engineering operations, and general office use tied to those functions. It is not zoned for unrestricted commercial or retail use. Because the building sits within the Science Park estate, occupiers typically need to satisfy the park operator’s qualifying criteria, which generally favour technology, R&D, engineering and knowledge-intensive businesses over pure back-office or administrative tenants. Prospective tenants should confirm their intended activity against current URA zoning guidelines and the estate’s own tenant-qualification policy before signing, since approval is not automatic and use restrictions are actively enforced across the park.
Can foreign companies or individuals lease space here?
Yes. Singapore places no general restriction on foreign entities leasing commercial or business-park space, and Science Park tenants include a large proportion of MNC subsidiaries and foreign-owned R&D units. Since Cintech II is held under single ownership rather than sold as strata units, occupation is via a standard commercial lease agreement rather than property purchase, which sidesteps most foreign-ownership property rules that apply to residential or strata-titled assets. Foreign businesses should still register a Singapore-incorporated entity or branch to contract as tenant, and should budget for standard security deposits, typically ranging from three to six months’ rent depending on covenant strength.
Does Additional Buyer’s Stamp Duty (ABSD) apply?
ABSD applies to residential property purchases, not to commercial or business-park assets such as Cintech II. Since the building is also held under single ownership rather than sold on a strata basis, there is no individual unit purchase to which ABSD could apply in any case — occupation here is achieved through leasing. Investors interested in acquiring exposure to this type of asset would typically need to pursue a whole-building or portfolio-level transaction with the current owner, which falls under standard commercial stamp duty rules rather than the residential ABSD regime. Always confirm current rates with IRAS before any transaction, as duty schedules are periodically revised.
Is Seller’s Stamp Duty (SSD) a concern for this asset?
SSD is primarily a residential and, in some periods, industrial-property holding-period tax designed to discourage short-term flipping. It is not a live consideration for Cintech II in its current form, since the building is not sold on a unit-by-unit basis and tenants are leasing rather than purchasing. SSD would only become relevant in the hypothetical scenario of a whole-building sale shortly after acquisition by an investor, and even then the applicable rules depend on the asset’s classification at the point of transaction. Any party considering a portfolio-level acquisition of Science Park assets should seek current, transaction-specific advice on SSD exposure.
What about Buyer’s Stamp Duty (BSD)?
BSD is payable on the purchase of Singapore property based on the higher of purchase price or market value, using IRAS’s tiered rate schedule. Because Cintech II is not individually strata-titled, BSD is not a consideration for a prospective tenant taking up space here through a lease. It would only apply if an investor acquired the whole building or a majority interest in the underlying asset from its current owner, in which case BSD would be calculated on the transaction value using the commercial-property rate bands. Tenants signing a standard lease agreement should instead budget for stamp duty on the tenancy agreement itself, which is a smaller, separate charge.
Is GST payable on rent or purchase here?
Commercial rent in Singapore is generally subject to GST, currently charged by GST-registered landlords on top of the quoted rental rate, so tenants should budget for this when comparing headline psf figures across buildings. Since Cintech II is leased rather than sold as strata space, GST considerations for occupiers centre on rent and service charges rather than a purchase price. A whole-building sale, if it were to occur, would follow standard commercial property GST treatment, which can vary depending on whether the transaction qualifies as a transfer of a going concern. Tenants and any prospective investors should confirm current GST treatment with a tax adviser before committing.
How does financing work given the remaining lease term?
With an estimated ≈99-year lease dating from 1990, Cintech II still carries a substantial remaining term, which is favourable for financing relative to shorter-tenure industrial or business-park assets nearing the 30-year mark that banks typically flag. That said, since the building is not individually strata-titled, retail financing structures common to strata industrial units are not directly applicable here — any acquisition financing would be structured at the whole-building or corporate level, likely involving commercial property loans assessed against the asset’s income profile, tenancy quality and remaining lease. Occupiers taking up a lease, rather than purchasing, do not need to arrange property financing at all, only standard working-capital or fit-out financing if required.
What rental yield can investors expect from this type of asset?
Business park buildings of Cintech II’s vintage and specification in the west zone typically generate gross yields in the region of ≈5% to ≈6.5% for the current owner, based on asking rents of roughly S$4.20 to S$4.50 psf per month set against typical business-park capital values. This is a portfolio-level estimate rather than a per-unit figure, since the building cannot be purchased in strata form. Actual returns depend heavily on occupancy, tenant covenant strength and the extent of any near-term capital expenditure needed to keep the building competitive against newer Science Park stock. Prospective investors evaluating a whole-building acquisition should request current rent-roll and occupancy data directly from the owner.
How does the building’s age affect due diligence?
Completed in 1990, Cintech II is now well into its fourth decade, which means due diligence should place real weight on the condition of lifts, air-conditioning systems, fire-safety compliance and any deferred maintenance, rather than relying solely on headline rent and location metrics. Buildings of this age within the estate have periodically undergone upgrading works as part of wider Science Park redevelopment, so it is worth confirming what, if anything, has been renewed at Cintech II specifically. Tenants considering a longer lease term, and any party evaluating a whole-building purchase, should request maintenance records, past capex spend and any planned works before committing.
What are the odds of en-bloc sale or redevelopment?
Since Cintech II is held under single ownership by CapitaLand/Ascendas rather than a fragmented body of strata owners, there is no en-bloc mechanism in the traditional sense — any redevelopment decision rests entirely with the estate owner rather than requiring collective owner consent. Given the wider Science Park has already seen significant redevelopment activity, including new residential and business-park components introduced in recent years, it is plausible that older blocks like Cintech II could eventually be earmarked for renewal or replacement as the estate continues to evolve. Tenants signing longer leases should factor in this longer-term redevelopment possibility, though no specific timeline for Cintech II has been publicly confirmed.
What parking and loading facilities are available?
Cintech II offers basement car parking for tenants and visitors, supplemented by additional surface parking spread across the wider Science Park I estate, which helps absorb peak-hour demand across the multiple buildings sharing the campus. Loading and unloading provisions are geared toward office, IT and light R&D activity rather than heavy industrial goods movement, consistent with the building’s B1 business-park classification. Tenants with significant equipment delivery or laboratory logistics needs should confirm loading-bay access, service-lift capacity and any booking procedures directly with building management, since shared-estate facilities can require coordination during busy periods.
What are typical service charges or maintenance fees?
As a single-ownership asset rather than a strata-titled development, Cintech II does not have an MCST or individual owners’ maintenance fund in the way a strata industrial or commercial property would. Instead, tenants typically pay a service charge or common-area maintenance fee bundled into or alongside their lease, covering shared facilities such as lifts, common area cleaning, security and estate-wide amenities like the shuttle-bus service. These charges are set by the landlord rather than voted on by an owners’ committee, so tenants should clarify what is included in quoted rent versus billed separately before signing, particularly for utilities and any specialised M&E servicing.
How liquid is this asset and what business types tend to occupy it?
Liquidity here should be assessed at the leasing level rather than as a resale market, since there is no active strata resale pool for Cintech II — occupancy turns over through standard commercial lease cycles rather than unit sales. Typical occupiers are R&D units, IT and software firms, engineering enterprises and other knowledge-intensive businesses drawn by the Science Park address and NUS proximity, rather than consumer-facing or retail operators. Leasing demand tends to track the broader health of Singapore’s technology and R&D sector, and tenant qualification criteria set by the park operator further shape which business types can realistically take up space in the building.
