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Enterprise Hub Review

Enterprise Hub Review
Industrial & Commercial Property Review — District 22

Enterprise Hub

A multi-block B2 ramp-up factory estate anchoring Toh Guan Road East, minutes from Jurong East

SGCPI Research Desk Updated 24 August 2026 48 Toh Guan Road East, Singapore 608586 60-YR LEASEHOLD FROM 1997

Street-level view of Enterprise Hub, 48 Toh Guan Road East, Singapore 608586. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameEnterprise Hub
Address48 Toh Guan Road East, Singapore 608586 (estate also fronts Nos. 30–42)
DistrictDistrict 22 (Jurong East / Clementi planning area)
Tenure60-year leasehold from 1 December 1997 (≈31 years remaining)
Zoning / UseB2 Heavy Industrial (Factory / Workshop)
Built FormMulti-block ramp-up factory estate, ≈9 storeys per block with passenger and cargo lift access
Land Area / GFA≈72,423 sqm land / ≈144,782 sqm GFA (plot ratio ≈2.0)
Completion Year2007
Nearest MRTJurong East (NS1 / EW24 / JE5), Toh Guan (JE4), Bukit Batok (NS2)
Key Road AccessPan Island Expressway (PIE), Ayer Rajah Expressway (AYE)
Transacted PSF Range≈S$261 – S$495 psf
Sale Price Range≈S$1.15 million – S$3.5 million
Asking Rent Range≈S$1.80 – S$3.20 psf/month
Occupier BaseEngineering, fabrication, marine parts, construction and vehicle-workshop SMEs; several hundred businesses across the estate

Location & Connectivity

Enterprise Hub sits within Singapore’s established Jurong industrial belt, a short drive from the Jurong Lake District, which the government has earmarked to grow into the country’s second Central Business District. The estate’s Toh Guan Road East frontage places it inside a dense concentration of ramp-up factories, warehouses and light-engineering premises, giving occupiers an environment purpose-built for industrial operations rather than mixed residential-commercial traffic.

Connectivity is a core strength. Jurong East MRT interchange (NS1/EW24/JE5), the future Jurong Region Line’s Toh Guan station (JE4) and Bukit Batok MRT (NS2) are all within roughly 1.4 to 1.5 kilometres, supporting workforce access without a car. Road-wise, the Pan Island Expressway and Ayer Rajah Expressway are reachable within about five minutes, making cross-island distribution and container haulage straightforward for warehouse and workshop tenants.

The immediate vicinity offers everyday convenience rare for a B2 estate: IMM shopping mall, Big Box, Giant and Sheng Siong supermarkets, and a cluster of coffee shops and canteens serving the industrial workforce. Bukit View, Keming and Yuhua primary schools are also nearby, which can matter for owner-operators who value proximity to home.

Location of Enterprise Hub, 48 Toh Guan Road East. Map data: Google Maps, accessed August 2026.

Building & Facilities

Completed in 2007, Enterprise Hub comprises several ramp-up factory blocks of roughly nine storeys, addressed from 30 through 48 Toh Guan Road East. Each block is served by passenger and cargo lifts, with vehicular ramp access allowing lorries and containers to reach upper floors directly — a layout favoured by fabrication, engineering and logistics operators that need floor-by-floor loading rather than ground-level-only access.

Units are typically handed over in bare-shell or lightly fitted condition, with ceiling heights reported from roughly six to twelve metres depending on block and floor, suiting mezzanine construction, overhead cranes or racking systems. Loading bays accommodate 20-foot and 40-foot containers on designated floors, and the estate provides season and visitor parking, though overnight and unauthorised parking is actively enforced by the MCST.

As with any multi-tenanted B2 development nearing two decades of age, prospective buyers should conduct due diligence on fire-safety certification, common-area maintenance records and any outstanding URA change-of-use approvals for the specific unit before committing, since B2 zoning carries stricter permitted-use limits than B1 light-industrial space.

Unit Types & Floor Plan Notes

Enterprise Hub’s stock spans small owner-operator units through to larger warehouse-scale floors, giving the estate a broad buyer and tenant pool. The four indicative configurations below reflect the range typically seen on the resale and rental market.

Ground-Floor Ramp-Up Unit

≈2,000 – 4,500 sqft

Direct ramp and loading-bay access for container and lorry deliveries, favoured by workshops and light manufacturers needing frequent vehicle turnover.

Mezzanine Office-Factory Unit

≈1,400 – 2,800 sqft mezzanine

Ground-floor factory area with a lift-accessible mezzanine level suited to combined office, showroom and light-assembly use.

High-Floor Warehouse Unit

≈3,500 – 6,500 sqft

Upper-storey space with container-accessible ramp routing, appealing to storage, distribution and cargo-handling occupiers.

Corner / End Unit with Loading Bay

≈4,000 – 8,000 sqft

Larger footprint with dedicated loading frontage, generally commanding a premium for heavier fabrication or vehicle-servicing operations.

Ceiling Height: ≈6m – 12m depending on block and floor
Floor Loading: ≈15 – 20 kN/sqm, typical for B2 ramp-up stock
Loading Access: 20ft / 40ft container-accessible via internal ramp
Vertical Transport: Passenger lifts plus dedicated cargo lifts per block
Power Supply: Three-phase electrical supply available, subject to unit upgrade

Investment Case

Enterprise Hub’s appeal rests on genuine industrial fundamentals — connectivity, container-friendly floor access and a deep, active occupier base — set against the realities of a leasehold asset roughly two-thirds through its tenure.

What Works

  • Multiple MRT lines and two expressways within minutes, unusual for a B2 estate
  • Ramp-up design with container access on upper floors supports heavier industrial users
  • Deep, established occupier base across engineering, marine and logistics trades
  • Entry prices remain accessible relative to newer Jurong industrial launches
  • Proximity to the planned Jurong Lake District growth corridor

What to Weigh Carefully

  • ≈31 years of lease remaining, which will tighten bank financing over time
  • Building age (2007) means higher near-term maintenance and upgrading costs
  • B2 zoning restricts use to industrial and related purposes only
  • Strata-titled multi-tenanted estate carries en-bloc uncertainty typical of ageing industrial stock
  • Overnight parking restrictions require season-parking budgeting for vehicle-heavy operators

Who This Suits

Enterprise Hub is best suited to owner-operators and investors focused on functional B2 industrial use rather than capital-intensive redevelopment plays. Engineering, fabrication, marine-parts, construction and vehicle-servicing businesses that need genuine ramp and container access will find the built form fit-for-purpose. Investors comfortable with a leasehold asset roughly 31 years from lease expiry, prioritising rental income over long-dated capital appreciation, are the natural buyer profile — as are SMEs seeking a Jurong East address with strong transport links at a lower entry price than newer industrial developments in the vicinity.

Frequently Asked Questions

What is Enterprise Hub zoned for, and what can I actually use a unit for?
Enterprise Hub is zoned B2 Heavy Industrial under URA’s Master Plan, which permits a broader range of industrial activities than B1 Light Industrial, including heavier fabrication, welding, vehicle workshops and certain manufacturing processes that generate more noise, vibration or emissions. However, B2 status does not mean unrestricted use — office, retail, residential or purely commercial activities are generally not permitted without separate approval, and specific processes (such as those involving hazardous materials) may need additional clearance from URA, NEA or SCDF. Buyers and tenants should always verify their intended use against the unit’s approved use and, where in doubt, check directly with URA before committing to a purchase or lease.
Can foreigners buy a unit at Enterprise Hub?
Yes. Singapore’s residential property restrictions on foreign ownership do not extend to industrial property, so foreign individuals and foreign-owned companies can generally purchase strata-titled B2 units such as those at Enterprise Hub without needing approval under the Residential Property Act. That said, foreign buyers should still factor in financing constraints, since local banks may apply more conservative loan-to-value ratios or require higher equity for non-resident or foreign-entity purchasers, particularly given the reducing lease balance. Corporate structuring, GST registration and repatriation of rental income are additional considerations foreign investors typically discuss with their tax advisor before purchase.
Does Additional Buyer’s Stamp Duty (ABSD) apply to an industrial purchase here?
No. ABSD in Singapore applies specifically to residential property purchases and does not extend to industrial or commercial assets like Enterprise Hub. This is one of the structural attractions of B2 industrial property for both local and foreign buyers, since a purchase is not affected by ABSD tiers that apply to second or subsequent residential homes, nor by the higher rates levied on foreign residential buyers. Buyers will, however, still incur standard Buyer’s Stamp Duty on the purchase price or market value, whichever is higher, and should budget accordingly as part of total acquisition cost.
Is Seller’s Stamp Duty (SSD) a concern if I want to resell within a few years?
Industrial properties, including strata units at Enterprise Hub, are subject to their own SSD regime, separate from the residential SSD schedule. Historically, industrial SSD has applied to properties sold within three years of purchase, with rates stepping down the longer the unit is held, though buyers should confirm current rates with IRAS or their conveyancing lawyer before transacting, as policy can be revised. This matters for investors considering a short holding period or a flip strategy, since SSD can materially erode profit on a fast resale. A hold period beyond the applicable SSD window generally removes this cost entirely.
How much Buyer’s Stamp Duty (BSD) should I budget for?
BSD in Singapore is calculated on a tiered percentage of the purchase price or market value, whichever is higher, and applies uniformly to residential and non-residential property including industrial units at Enterprise Hub. Current rates rise progressively through several price bands, so a unit transacting in the S$1.15 million to S$3.5 million range referenced for this estate would attract a blended effective rate typically in the mid-single-digit percentages of the transaction value. Buyers should obtain an exact BSD computation from their lawyer or IRAS’s online calculator at the point of exercising the option, since rates are periodically revised by the government.
Does GST apply when buying or renting an industrial unit?
GST treatment depends on the seller’s or landlord’s GST-registration status rather than the property type itself. If the vendor or lessor is GST-registered, GST is typically chargeable on the sale price or rental, in addition to stamp duties, and the buyer or tenant should factor this into total cost. Owner-occupiers who are themselves GST-registered businesses may be able to claim input tax credits, subject to normal GST rules. Given the number of individual strata owners at Enterprise Hub, GST status varies unit by unit, so buyers and tenants should always confirm this directly with the specific seller or landlord before finalising terms.
How does the remaining lease affect financing for a unit at Enterprise Hub?
With roughly 31 years left on the 60-year lease from 1997, financing becomes progressively more constrained as the balance shortens. Banks typically cap loan tenure so that the loan is repaid well before lease expiry, and loan-to-value ratios can be trimmed for leases under a certain threshold, commonly around 30 to 35 years remaining. Buyers should expect shorter maximum loan tenures than for a fresh 60-year industrial lease, and should compare offers across several banks, since risk appetite for ageing industrial leases varies. CPF usage rules for industrial property differ from residential, so this is generally a cash-and-loan purchase for individual buyers.
What kind of rental yield can I expect at Enterprise Hub?
Based on the current asking rent range of roughly S$1.80 to S$3.20 psf per month against transacted sale prices of roughly S$261 to S$495 psf, gross rental yields for well-let units at Enterprise Hub broadly fall in the mid-single-digit percentage range annually, which is competitive against many newer B1 developments in the vicinity. Actual yield depends heavily on unit condition, floor level, ramp access and tenant covenant strength — ground-floor and container-accessible units typically command firmer rents. Investors should also net off MCST maintenance fees, property tax and any vacancy periods when calculating a realistic achievable yield rather than relying on headline asking figures alone.
Is the building’s age (completed 2007) a concern for buyers?
At roughly 19 years old as of 2026, Enterprise Hub is a mature but not elderly industrial asset by Singapore standards. Common-area finishes, lift systems and mechanical and electrical services in blocks of this vintage typically require periodic upgrading, and buyers should review the MCST’s sinking fund adequacy and any planned major works before purchase. Individual unit condition varies significantly depending on how well the previous occupier maintained fit-out, wiring and flooring. A pre-purchase inspection, alongside a review of MCST minutes and maintenance history, is strongly advised to avoid inheriting deferred repair costs shortly after completion.
What are the odds of an en-bloc sale or redevelopment at Enterprise Hub?
En-bloc sales for strata-titled industrial estates in Singapore are considerably less common than for residential developments, given lower redevelopment margins, more complex owner consent thresholds, and the need for all owners plus JTC or relevant authority approval on land use change. With roughly 31 years of lease remaining and a large, fragmented ownership base across multiple blocks, an imminent collective sale at Enterprise Hub appears unlikely in the near to medium term. Buyers should treat any redevelopment upside as a low-probability, long-dated possibility rather than a core part of the investment thesis, and focus primarily on income and occupier demand fundamentals instead.
What is parking and loading access like at Enterprise Hub?
The estate provides on-site parking for tenants, owners and visitors, with season parking available for regular users; however, overnight parking without authorisation is actively enforced, with the MCST empowered to wheel-clamp vehicles left without a valid season or visitor pass. Loading and unloading is supported via internal ramps that allow 20-foot and 40-foot containers and lorries to access upper floors directly, a meaningful operational advantage over ground-floor-only industrial buildings. Businesses with frequent container movements or a large delivery fleet should confirm ramp gradient, floor loading capacity and designated loading-bay availability for their specific block before committing to a unit.
What are the maintenance or MCST fees like, and what do they cover?
As a strata-titled, multi-tenanted development, Enterprise Hub is managed by a Management Corporation Strata Title (MCST) council that collects monthly maintenance fees from all unit owners to cover common-area cleaning, security, lift servicing, fire-safety system upkeep, common utilities and a sinking fund for major repairs. Fees vary by unit size and share value, and buyers should request the latest maintenance fee schedule, sinking fund balance and any planned special levies directly from the managing agent or MCST before purchase. Adequate reserves reduce the risk of large surprise levies, so reviewing recent AGM minutes is a worthwhile part of due diligence.
How liquid is the resale market for units at Enterprise Hub?
Enterprise Hub benefits from reasonably active transaction volumes for a mature Jurong East industrial estate, reflecting its large unit count, broad size range and strong connectivity, which keeps it visible to a wide pool of SME buyers and tenants. That said, liquidity for any single unit depends on floor level, ramp access, remaining lease and prevailing industrial market sentiment, and can slow noticeably during periods of tighter bank financing for ageing leasehold assets. Sellers should expect a longer marketing period than for newer freehold or long-leasehold industrial parks, and should price competitively against recent comparable transactions to attract genuine offers within a reasonable timeframe.
What types of businesses are best suited to a unit here?
Given its B2 zoning and ramp-up, container-accessible design, Enterprise Hub suits businesses in engineering and metalwork, fabrication and welding, marine parts and equipment, construction-related trades, vehicle servicing and workshops, and general warehousing or distribution. The estate’s mix of ground-floor and upper-floor units with varying ceiling heights also accommodates lighter assembly, storage and logistics operators who value the strong MRT and expressway connectivity without needing the heaviest industrial processes. Businesses requiring purely office, retail or residential use should look elsewhere, as these fall outside permitted B2 activities and would require separate zoning or a different property type entirely.

This article is for general information purposes only and does not constitute financial, legal or investment advice. Figures such as pricing, rental, lease balance and physical specifications are indicative, sourced from public listings and market data at the time of research, and marked with “≈” where estimated; they may not reflect current or future market conditions. Prospective buyers and tenants should conduct independent due diligence, including verification with URA, IRAS, the relevant MCST and a qualified property or legal advisor, before making any transaction decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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