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Excalibur Centre Review

Excalibur Centre Review
Industrial & Commercial Property Review — District 14

Excalibur Centre

A B1 light-industrial development in Ubi with a sheltered walk to Ubi MRT, built for owner-occupiers and long-term industrial landlords.

SGCPI Research Desk Updated 26 August 2026 71 Ubi Crescent, Singapore 408571 ≈60-YR LEASEHOLD FROM 1997

Street-level view of Excalibur Centre, 71 Ubi Crescent, Singapore 408571. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameExcalibur Centre
Address71 Ubi Crescent, Singapore 408571
DistrictDistrict 14 (Geylang / Eunos / Paya Lebar / Ubi)
Tenure≈60-year leasehold from 1997 (≈31 years remaining)
Zoning / UseB1 Light Industrial
Built Form≈6-storey light-industrial block with ground-floor F&B units
Land Area / GFALand ≈6,555 sqm / GFA ≈16,388 sqm
Completion Year≈1998
Nearest MRTUbi MRT (DT27) ≈4 min walk; Eunos (EW7); MacPherson (CC10/DT26)
Key Road AccessPan-Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE), Ubi Avenue 2
Transacted PSF Range≈S$527 – S$1,417 psf
Sale Price Range≈S$998,800 – S$6,800,000
Asking Rent Range≈S$1,200 – S$7,500 per month
Occupier BaseLight manufacturing, engineering, trading, textiles, warehousing and F&B canteen tenants; mostly SME occupiers

Location & Connectivity

Excalibur Centre sits within the well-established Ubi industrial precinct in District 14, an area that has long served as an overflow light-industrial zone for businesses priced out of the more central Kallang and Tai Seng belts. The immediate surroundings are dominated by low- and mid-rise B1 developments of similar vintage, giving the estate a consistent, functional industrial character rather than a mixed-use feel. Ubi Crescent itself is a quiet internal loop road, which keeps heavy through-traffic away from the building frontage while still allowing lorries reasonably direct access to the wider road network.

Connectivity is one of the stronger points of the address. Ubi MRT station on the Downtown Line is roughly a four-minute walk away, with a largely sheltered route that matters during Singapore’s frequent downpours. Eunos and MacPherson stations, on the East-West and Circle Lines respectively, sit within a short drive or bus ride, giving staff and visitors three separate rail lines to choose from. For road users, the Pan-Island Expressway and Kallang-Paya Lebar Expressway are both close by, putting the CBD and Orchard Road roughly 20 minutes away by car and Changi Airport within 15 to 20 minutes, which is useful for businesses handling freight or client visits.

Day-to-day amenities are functional rather than lifestyle-oriented, which is typical for this class of asset. NTUC Fairprice and Giant supermarkets, coffee shops, and a canteen within the development itself cover basic staff needs, while Paya Lebar Square, Paya Lebar Quarter and Singapore Post Centre are a short drive away for banking, dining and retail errands. The surrounding Eunos and Geylang neighbourhoods also add a dense network of eateries and shophouse-based businesses that are easy to reach on foot or by short bus hop.

Location of Excalibur Centre. Map data: Google Maps, accessed August 2026.

Building & Facilities

Excalibur Centre is built as a compact light-industrial block of roughly six storeys, arranged around a ramp-up floor plate that allows lorries and light vehicles to access upper-floor units directly rather than relying solely on cargo lifts. This is a meaningful practical detail for tenants who need frequent loading and unloading, and it is a configuration that has aged well relative to newer developments that rely more heavily on shared loading bays.

Common facilities are utilitarian and consistent with the building’s age and B1 classification: passenger and cargo lifts, surface and covered carparking, a loading area, and ground-floor F&B and retail units that serve the working population on-site. Corridors and common areas show the wear one would expect of a building nearing three decades old, though the structure itself is generally well maintained by the managing agent, and most units are handed over in as-is condition, with fit-out standards varying considerably from bare shell to fully renovated depending on the previous occupier.

Prospective buyers and tenants should always conduct their own physical inspection and request the latest Building and Construction Authority and Urban Redevelopment Authority records before committing, particularly to confirm permitted use, any outstanding compliance notices, and the condition of mechanical and electrical systems, since these are not guaranteed by any secondary-market listing.

Unit Types & Floor Plan Notes

Excalibur Centre offers a fairly wide spread of unit sizes, which is one reason it appeals to such a varied occupier base, from solo tradespeople to established SMEs running full production lines. Layouts are generally rectangular and column-light, making it straightforward to reconfigure a unit for storage racking, light assembly, or office-cum-warehouse use.

Compact Unit

≈350 – 500 sqft

Entry-level units suited to solo operators, small trading or repair businesses, and satellite storage needs. Typically the most liquid size band for both sale and rental transactions.

Standard Factory Unit

≈900 – 1,200 sqft

The most common configuration in the building, popular with engineering, textile and light-assembly tenants who need a working floor plus a small office corner.

Large Factory Unit

≈1,500 – 2,000 sqft

Suited to businesses running heavier equipment or holding meaningful inventory, often combining production and warehousing functions on a single floor plate.

Corner / Large-Format Unit

≈2,600 – 3,500 sqft

Larger, sometimes ramp-up accessible units favoured by established operators consolidating multiple smaller lots or requiring a dedicated loading bay.

Ceiling Height: ≈4.5m to 6m clear height, typical for B1 factory floors of this vintage
Floor Loading: ≈7.5 – 10 kN/sqm, adequate for light manufacturing and racking
Lift Provision: Passenger and cargo lifts serving upper floors
Vehicle Access: Ramp-up access to selected upper floors; ground-level loading bay
Power Supply: Three-phase electrical supply available, subject to unit-specific verification

Investment Case

Excalibur Centre’s investment case rests primarily on its transport connectivity and its position within an established, actively-traded industrial cluster, offset by the realities of a leasehold asset that is now roughly half-way through its tenure. The building suits buyers who prioritise usability and rental demand over capital appreciation potential.

What Works

  • Sheltered, sub-five-minute walk to Ubi MRT — a genuine rarity among older B1 stock in this area
  • Direct access to PIE and KPE keeps logistics and client travel times short
  • Wide spread of unit sizes supports a broad and resilient tenant pool
  • Ramp-up access and on-site F&B improve day-to-day operational convenience
  • Established, consistently occupied estate with a long transaction track record

What to Weigh Carefully

  • ≈31 years of lease remaining will constrain financing tenure and future resale pool
  • Building age means higher likelihood of ad-hoc maintenance and common-area upgrading costs
  • B1 zoning restricts use strictly to permitted light-industrial and ancillary activities
  • En-bloc redevelopment is unlikely in the near term given fragmented strata ownership
  • Wide PSF range across recent transactions reflects real variance in unit condition and floor level

Who This Suits

Excalibur Centre is best suited to owner-occupiers running light manufacturing, engineering, trading, or warehousing operations who value MRT proximity for staff commuting more than they value a brand-new building envelope. It also suits investors comfortable holding a mid-life leasehold industrial asset for rental yield rather than capital-gain speculation, given the shrinking remaining lease. Smaller units in the compact and standard size bands tend to attract the broadest tenant demand and are generally the easiest to exit, making them a reasonable starting point for first-time industrial buyers. Larger, ramp-up units suit established operators needing dedicated loading and higher floor loading, but these carry a thinner resale pool and should be evaluated with a longer holding horizon in mind. Buyers expecting significant capital appreciation, or those needing maximum financing tenure, may find the remaining lease a limiting factor and should model financing carefully before committing.

Frequently Asked Questions

What can Excalibur Centre units legally be used for?
Excalibur Centre is zoned B1 Light Industrial under the Urban Redevelopment Authority’s Master Plan, which permits light manufacturing, assembly, repair, storage, warehousing and related ancillary office use. It does not permit heavy or noxious industrial processes, nor does it generally allow uses such as retail showrooms, gyms, childcare or residential occupation without specific approval, which is rarely granted for this class of building. Buyers intending anything beyond straightforward light-industrial or warehousing use should verify the exact permitted use with URA and, where relevant, apply for a change-of-use or temporary permission before committing to a purchase, since unauthorised use can result in enforcement action and fines from the authorities.
Can foreigners buy a unit at Excalibur Centre?
Yes. Unlike residential property, industrial units such as those at Excalibur Centre are not subject to the Residential Property Act, so foreign individuals and foreign-owned companies can generally purchase them without needing Singapore Land Authority approval. This makes B1 industrial space one of the more accessible commercial asset classes for overseas investors seeking a Singapore-dollar-denominated holding. That said, foreign buyers should still factor in financing constraints, since local banks may apply more conservative loan-to-value ratios or require a Singapore-incorporated entity to hold the property, and should seek independent legal and tax advice specific to their home jurisdiction before purchasing.
Does Additional Buyer’s Stamp Duty (ABSD) apply here?
No. ABSD applies only to residential property purchases in Singapore, so buyers of industrial units at Excalibur Centre, whether Singapore citizens, permanent residents, foreigners or entities, do not pay ABSD regardless of how many other properties they already own. This is one of the structural attractions of industrial property for investors who have already used up their residential purchasing quota or wish to avoid the escalating ABSD rates tied to a second or subsequent home. Standard Buyer’s Stamp Duty (BSD) still applies on the purchase price or market value, whichever is higher, and buyers should budget for this as part of transaction costs.
How much Buyer’s Stamp Duty (BSD) should I budget for?
BSD on non-residential property, including industrial units at Excalibur Centre, is calculated on a tiered basis: 1% on the first S$180,000 of the purchase price or market value, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on the remainder, with the exact bands subject to periodic revision by the Inland Revenue Authority of Singapore. For a unit transacting around S$1.5 million, buyers should expect BSD in the region of S$44,600, though this should always be verified against IRAS’s current rate table at the point of purchase since rates and thresholds can change between budget announcements.
What Seller’s Stamp Duty (SSD) applies if I sell early?
Industrial properties purchased in Singapore, including units at Excalibur Centre, are subject to Seller’s Stamp Duty if sold within three years of purchase, intended to discourage short-term flipping. The current framework applies 15% of the price or market value if sold within the first year, 10% in the second year, and 5% in the third year, with no SSD payable from the fourth year onward. This makes Excalibur Centre, like most industrial assets, better suited to buyers with a medium-to-long holding horizon rather than short-term traders, and any purchase decision should factor SSD into the exit-cost assumptions from day one.
Is GST charged on the purchase price?
GST treatment depends on the seller’s registration status rather than the property type. If the seller is a GST-registered entity selling the property in the course of business, GST is typically chargeable on the transaction and added to the purchase price, whereas sales by individuals or non-GST-registered sellers are usually GST-exempt. Buyers who are themselves GST-registered and intend to use the unit for a taxable business purpose may be able to claim input tax credit, subject to IRAS conditions. Given the complexity, buyers at Excalibur Centre should confirm the seller’s GST status early in negotiations and factor any applicable GST into their total acquisition cost and financing calculations.
How does the remaining lease affect financing?
With roughly 31 years left on its 60-year lease from 1997, Excalibur Centre sits in a lease band that most Singapore banks will still finance, but typically with a shorter maximum loan tenure than a freehold or newer leasehold asset, often capped so that the loan is fully repaid well before the lease expires. Loan-to-value ratios for industrial property are generally more conservative than residential lending in any case, commonly in the 70-80% range for qualifying buyers, and can be lower for older leasehold stock. Buyers should obtain an in-principle approval that reflects the specific unit’s remaining lease before committing to a purchase, as terms vary between lenders.
What kind of rental yield can I expect?
Based on current asking rents of roughly S$1,200 to S$7,500 per month against sale prices spanning approximately S$998,800 to S$6,800,000, gross rental yields at Excalibur Centre typically fall in the region of 4% to 6% per annum, broadly in line with comparable ageing B1 stock in the Ubi and Eunos micro-market. Smaller, well-located units generally command higher psf rents and correspondingly higher yields than larger format units, though they also see more tenant turnover. Actual achievable yield depends heavily on unit condition, floor level, and tenant mix, so prospective buyers should request recent comparable rental transactions rather than relying on asking-rent averages alone.
How does the building’s age affect maintenance risk?
Completed around 1998, Excalibur Centre is now approaching three decades of age, which raises the likelihood of ad-hoc costs for lift servicing, roof and facade upkeep, and mechanical or electrical upgrading compared with newer industrial developments. This is typical for buildings of this vintage in the Ubi corridor and is not unique to this address, but buyers should request the management corporation’s recent maintenance records, sinking fund balance, and any planned major works before purchasing. Individual unit condition also varies significantly depending on how the previous occupier fitted out and maintained the space, so a professional inspection is strongly recommended ahead of any transaction.
Is Excalibur Centre likely to be redeveloped or go en bloc?
An en-bloc sale requires strata owners holding at least 80% of share value (for developments over ten years old) to agree, and fragmented, multi-owner industrial buildings of this size and unit count typically find that threshold difficult to reach in practice. There is no public indication of an active collective sale process at Excalibur Centre, and with roughly 31 years of lease remaining, the near-term commercial incentive for a collective sale is comparatively modest. Buyers should treat any redevelopment upside as a low-probability, long-dated possibility rather than a core part of the investment thesis, and focus instead on rental income and operational utility as the primary return drivers.
What are the parking and loading arrangements like?
Excalibur Centre provides surface and covered carparking for tenants, staff and visitors, along with a dedicated ground-level loading and unloading area, and ramp-up access that allows vehicles to reach selected upper floors directly rather than relying purely on cargo lifts. This is a practical advantage for tenants running frequent deliveries or handling bulky goods. That said, parking supply in older B1 developments in this area can be tight during peak hours given the density of SME occupiers, so businesses with heavy vehicle needs should confirm allocated lots and loading-bay access hours with the managing agent or current owner before finalising a lease or purchase.
What are typical maintenance or MCST fees?
As a strata-titled development, Excalibur Centre is run by a Management Corporation Strata Title (MCST) that levies monthly maintenance fees to cover common-area cleaning, lift servicing, security, and sinking fund contributions for major repairs. For B1 industrial buildings of this age and size in the Ubi area, fees commonly range from roughly S$0.25 to S$0.45 per square foot per month depending on unit size and the scope of shared facilities, though exact figures should always be confirmed directly with the MCST or managing agent for the specific unit under consideration, as they can vary between blocks within the same development.
How liquid is the resale market for units here?
Excalibur Centre has an active but modest secondary market, with periodic sale and rental transactions reported across various unit sizes rather than the deep, frequent turnover seen in larger integrated industrial parks. Smaller compact and standard-sized units tend to be the most liquid, benefiting from a broader pool of owner-occupier and small-investor buyers, while larger corner or ramp-up units can take longer to transact given the narrower buyer base. Sellers should expect marketing periods of several months rather than weeks in a typical market, and should price competitively against recent comparable transactions to attract genuine interest within a reasonable timeframe.
What types of businesses are best suited to this building?
Excalibur Centre’s tenant mix leans toward light manufacturing, engineering and repair services, textile and trading businesses, general warehousing, and small F&B operators serving the working population on site. The building’s ramp-up access and moderate floor loading make it workable for businesses with light equipment or moderate inventory volumes, though it is not designed for heavy manufacturing, hazardous materials, or processes requiring specialised infrastructure beyond standard three-phase power. Businesses considering a move here should verify that their specific operations fall within permitted B1 use and, where in doubt, seek written confirmation from URA to avoid compliance issues after moving in or signing a lease.

This article is provided for general informational purposes only and does not constitute financial, legal, tax or investment advice. Figures relating to pricing, rental, tenure, floor area and building specifications are drawn from publicly available third-party listings and property data sources as at the stated update date, may contain estimates marked with the ≈ symbol, and should be independently verified with URA, IRAS, the relevant Management Corporation, and a licensed property agent or lawyer before any transaction decision. SG Commercial Property Insights makes no warranty as to the accuracy or completeness of the information presented and accepts no liability for any loss arising from reliance on this content.

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