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Focus One Review

Focus One Review
Industrial & Commercial Property Review — District 14

Focus One

A well-connected 60-year leasehold light industrial address in the Ubi / Eunos corridor.

SGCPI Research Desk Updated August 2026 1 Ubi View, Singapore 408555 60-YR LEASEHOLD FROM 1999

Street-level view of Focus One, 1 Ubi View, Singapore 408555. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameFocus One
Address1 Ubi View, Singapore 408555
DistrictD14 — Eunos / Geylang / Paya Lebar
Tenure60-year leasehold from 1999
Zoning / UseB1 Light Industrial
Built Form≈8-storey light industrial development with ground-floor loading bays
Land Area / GFA13,088 sqm land / 26,162 sqm GFA
Completion Year2008
Nearest MRTUbi (DT27), MacPherson (CC10/DT26), Tai Seng (CC11)
Key Road AccessUbi Road 3, Eunos Link, Pan Island Expressway (PIE)
Transacted PSF RangeS$427 – S$630 psf
Sale Price RangeS$650,800 – S$3,600,000
Asking Rent RangeS$1,900 – S$15,000 per month
Occupier BaseSME manufacturers, trading and logistics firms, design/showroom studios

Location & Connectivity

Focus One sits within the Ubi industrial estate, a long-established light industrial pocket bridging Eunos, Geylang and Paya Lebar in District 14. The estate has historically drawn small and mid-sized manufacturers, trading houses and workshop operators, and Focus One’s mid-2000s completion places it among the more current stock in an area otherwise dominated by older, first-generation flatted factories.

The development is served by three MRT stations within reasonable walking or short-drive distance: Ubi on the Downtown Line, and MacPherson and Tai Seng on the Circle Line, the latter two forming an interchange. This gives occupiers and staff a genuine choice of routes into the city or across the island, which is not always the case for Ubi-area industrial buildings. Vehicle access is equally direct via Ubi Road 3 and Eunos Link, both feeding quickly onto the Pan Island Expressway.

Everyday amenities are close by rather than on the doorstep — supermarkets such as Giant and Sheng Siong serve the immediate estate, while Paya Lebar Square, Paya Lebar Quarter and Singapore Post Centre provide F&B, banking and retail options a short drive or ride away. This is typical of the Ubi micro-market: functional and efficient for operations, with lifestyle amenities a deliberate short trip rather than integrated into the building itself.

Location of Focus One, 1 Ubi View, Singapore 408555. Map data: Google Maps, accessed August 2026.

Building & Facilities

Completed in 2008 on a 13,088 sqm site with a gross floor area of 26,162 sqm, Focus One is a multi-storey B1 light industrial building of a scale typical for the Ubi estate — large enough to offer a genuine mix of unit sizes, but not so large that it reads as a mega-warehouse complex. Ground-level units are configured with direct loading and unloading access, while upper-floor units are served by passenger and cargo lifts, a detail that matters for tenants moving goods, machinery or stock on a daily basis.

Common facilities follow the standard light industrial format: shared lift lobbies, on-site car parking for staff and visitors, and 24-hour estate security typical of gated Ubi developments. Units are generally handed over in bare or lightly fitted condition, in keeping with B1 industrial norms, leaving fit-out — office partitions, mezzanine decks, racking — to individual occupiers or their designers. This has made the building attractive to businesses, including design and showroom operators, that want to shape their own space rather than inherit someone else’s layout.

Prospective buyers should independently verify permitted use conditions with URA, review the MCST’s house rules on renovation, signage and loading-bay hours, and confirm the exact remaining lease term and any encumbrances via a title search before committing, as these details can shift unit by unit and over time.

Unit Types & Floor Plan Notes

Strata units at Focus One span a fairly wide range, from compact standalone factory units to larger warehouse-style floors, reflecting the building’s mixed occupier base of small manufacturers, logistics operators and design studios.

Compact Factory

≈1,200 – 1,600 sq ft

Entry-level strata units suited to small workshops, light assembly or storage-and-office combinations, typically the most liquid size band for owner-occupiers.

Mid-Tier Factory

≈2,000 – 3,000 sq ft

A step up in floor plate for growing SMEs needing separate production, storage and small office zones within a single unit.

Large Factory / Warehouse

≈5,000 – 6,500 sq ft

Whole or near-whole floor units aimed at logistics, distribution or larger manufacturing operations requiring consolidated space and dedicated loading access.

Office-Cum-Showroom

≈900 – 1,300 sq ft

Ground or lower-floor units favoured by design, trading and B2B showroom businesses wanting street-level visibility alongside light industrial rental rates.

Ceiling height: ≈6.0m floor-to-floor, typical of B1 factory floors
Floor loading: ≈10 – 15 kN/m², suitable for light machinery and racking
Vertical access: Passenger and cargo lifts serving upper floors
Loading access: Ground-floor loading/unloading bays with ramp access
Power supply: 3-phase electrical supply available to units

Investment Case

Focus One’s appeal rests on genuine multi-line MRT connectivity in a well-established B1 estate, at PSF levels that remain accessible relative to newer Ubi-area stock. The trade-off is a lease that, having started in 1999, now has roughly three decades left to run — a factor that increasingly shapes financing and resale conditions as the years pass.

What Works

  • Rare three-MRT-line access (Downtown and Circle Lines) for a Ubi-estate building
  • Direct PIE access via Ubi Road 3 and Eunos Link
  • Wide unit-size range suits owner-occupiers and investors alike
  • Established, active B1 estate with a deep base of SME occupiers
  • Ground-floor loading access and lift-served upper floors

What to Weigh Carefully

  • Remaining lease of roughly 33 years narrows the bank-financing pool over time
  • Units are typically handed over bare, requiring fit-out capital
  • Lifestyle and F&B amenities are a short drive away, not on-site
  • Rental range is wide, reflecting varied unit condition and tenant mix
  • Redevelopment or en-bloc upside is limited this early in the lease cycle

Who This Suits

Focus One tends to suit owner-occupier SMEs — manufacturers, trading firms, design studios and logistics operators — that value strong multi-line MRT and expressway access over a polished lobby or on-site retail. Its size range makes it workable for a solo operator taking a compact unit as much as a distribution business needing a full floor. For investors, the case is more nuanced: rental demand is supported by the active estate and connectivity, but the shortening lease means returns are best modelled with financing constraints and eventual exit timing firmly in view, rather than assumed to mirror a freehold or fresh 99-year asset.

Frequently Asked Questions

What is Focus One zoned for, and what businesses can operate there?
Focus One is zoned B1 Light Industrial under URA’s Master Plan, permitting clean and light manufacturing, assembly, warehousing, workshops, and ancillary office use tied to an industrial function. It is not zoned for general commercial or retail activity, and pure office or showroom use without a supporting industrial component generally requires case-by-case URA approval. Businesses considering Focus One should confirm their specific activity against current B1 guidelines before committing, as permitted-use interpretation can be stricter than it first appears, particularly for design, trading or showroom concepts that blend office-style operations with light industrial floor space. A written URA use check is recommended pre-purchase.
Can foreigners buy a unit at Focus One?
Yes. Industrial properties such as Focus One fall outside the Residential Property Act, so foreign individuals and foreign-owned entities face no general restriction on purchasing strata units here, unlike landed or certain residential property categories. Standard eligibility checks still apply through the conveyancing process, and financing terms may differ for foreign buyers, with some banks applying lower loan-to-value ratios or requiring larger equity contributions. Corporate structures, including Singapore-incorporated companies with foreign shareholders, commonly hold industrial units of this kind. Buyers should still confirm current regulations with a conveyancing lawyer, as industrial property rules can be updated independently of residential cooling measures.
Does Additional Buyer’s Stamp Duty (ABSD) apply at Focus One?
No. ABSD applies specifically to residential property purchases in Singapore and does not extend to industrial properties like Focus One, regardless of the buyer’s residency status or number of existing property holdings. This is one of the structural advantages industrial assets hold over residential ones for buyers who already own homes and want to avoid ABSD entirely. However, buyers should not assume all residential-style levies are absent; other duties, including Buyer’s Stamp Duty, still apply to industrial purchases. Always confirm current duty treatment with IRAS or a conveyancing lawyer before finalising a purchase, as tax policy can be revised.
Is Seller’s Stamp Duty (SSD) a concern when buying at Focus One?
Industrial properties, including strata units at Focus One, are subject to their own SSD holding-period rules, separate from residential SSD. Historically, industrial SSD applied to properties sold within three years of purchase, on a declining scale. Buyers planning a short holding period for a quick resale or flip should factor this potential cost into their return calculations before purchasing. Those buying for owner-occupation or longer-term rental income are less likely to be affected, since SSD only bites on a sale within the applicable window. As with all duties, confirm the current SSD framework and rates with IRAS or a property lawyer at the point of transaction.
What Buyer’s Stamp Duty (BSD) applies to a Focus One purchase?
BSD applies to industrial property purchases on the same tiered percentage basis as other non-residential property, calculated on the higher of the purchase price or market value. It is payable regardless of buyer nationality or entity type and is due shortly after the exercise of the option to purchase or sale-and-purchase agreement. Because BSD is calculated progressively across price bands, larger units or higher-value transactions at Focus One will attract a proportionally higher effective rate. Buyers should build BSD into their upfront cost estimate alongside legal fees and any financing charges, and confirm the exact current rates with IRAS before completing a purchase.
Is GST payable on a Focus One unit purchase?
GST treatment depends on the seller’s registration status rather than the property type itself. If the seller is a GST-registered entity selling in the course of business, GST is typically chargeable on the sale price of a commercial or industrial property such as a Focus One unit. If the seller is an individual or non-GST-registered entity, no GST applies. Buyers purchasing from developers or GST-registered corporate sellers should confirm GST liability and whether it is included in or added to the quoted price before signing. This distinction can materially affect total acquisition cost, so verifying seller status early in negotiations is worthwhile.
How does the remaining lease affect financing options at Focus One?
With a 60-year lease from 1999, Focus One has roughly 33 years remaining as of 2026. Banks typically size industrial property loan tenures against remaining lease, often requiring the loan to be fully repaid with a buffer before lease expiry, which can shorten maximum loan tenure compared with a freehold or fresh-lease asset. Loan-to-value ratios may also be adjusted downward as the lease shortens further over the holding period. Buyers, especially those financing through CPF or bank loans with long amortisation assumptions, should model financing scenarios conservatively and consult multiple lenders, since policies on ageing industrial leases vary bank to bank.
What rental yield can investors expect at Focus One?
Based on current asking rents of roughly S$1,900 to S$15,000 per month against transacted PSF levels of S$427 to S$630, gross yields for Focus One units broadly fall in the mid-single-digit percentage range typical of established Ubi-estate light industrial stock, though actual figures vary significantly by unit size, floor level and fit-out condition. Smaller units generally achieve higher per-square-foot rents than larger warehouse-style floors, which can lift blended yield for compact strata purchases. Investors should stress-test yield assumptions against vacancy periods and maintenance costs, and treat any single quoted yield figure as indicative rather than guaranteed, given the range across the building’s unit mix.
How does the building’s age affect its condition and appeal?
Completed in 2008, Focus One is now roughly 18 years old, placing it in the middle tier of the Ubi estate’s building stock — newer than the area’s original 1970s to 1990s flatted factories, but no longer a fresh completion. Common areas, lifts and building systems of this vintage typically require ongoing upkeep, and buyers should review recent maintenance records, any planned major works, and the MCST’s sinking fund position before purchasing. Unit-level condition varies widely depending on individual owners’ fit-out and upkeep, so a physical inspection and technical due diligence are strongly recommended rather than relying on the building’s age alone as a condition indicator.
What are the odds of en-bloc sale or redevelopment at Focus One?
With roughly 33 years remaining on its 60-year lease, Focus One sits comparatively early in its lease cycle, which typically makes collective sale less commercially attractive to owners and developers than it would be for a building nearing lease expiry, where redevelopment economics can align more favourably. En-bloc outcomes for industrial strata developments are also less common and more procedurally involved than for residential ones, and require substantial majority owner consent under the Land Titles (Strata) Act. Buyers should not factor en-bloc potential into their investment thesis for Focus One in the near-to-medium term and should instead evaluate the asset primarily on rental income and eventual lease-expiry considerations.
What are the parking and loading arrangements at Focus One?
Focus One provides on-site car parking for staff, visitors and business operators, in line with standard B1 industrial development norms, alongside ground-floor loading and unloading bays with ramp access for goods vehicles. Upper-floor units rely on the building’s cargo lifts to move stock and equipment between loading points and individual units. Exact parking lot allocation, loading bay booking procedures and permitted loading hours are governed by the MCST’s house rules and may be subject to change, so prospective occupiers with frequent delivery or logistics needs should verify current arrangements directly with building management before finalising a purchase or lease.
What are the maintenance and MCST fees like at Focus One?
As a strata-titled development, Focus One is managed by a Management Corporation Strata Title (MCST) that levies monthly maintenance fees to cover common area upkeep, security, lift servicing, and contributions to a sinking fund for major repairs. Fees are typically apportioned by share value, which generally correlates with unit size, so larger warehouse-style units carry proportionally higher charges than compact factory units. Exact current fee schedules are not published centrally and should be requested directly from the MCST or managing agent, along with recent minutes of general meetings, to understand any planned special levies or upcoming major works that could affect near-term holding costs.
How liquid is the resale market for units at Focus One?
Resale liquidity at Focus One benefits from its multi-MRT connectivity and established occupier base, which tends to support steadier transaction flow than more remote B1 buildings, though industrial strata resale is inherently less liquid than residential property given a narrower buyer pool of owner-occupier businesses and investors. Compact factory and office-cum-showroom units in the 900 to 1,600 sq ft range typically transact more readily than large warehouse floors, which appeal to a smaller set of logistics or manufacturing buyers. As the remaining lease continues to shorten, buyers should expect the pool of financing-eligible purchasers, and therefore liquidity, to narrow further over time.
What types of businesses suit a unit at Focus One?
Focus One’s unit mix and B1 zoning suit light manufacturers, assembly and fabrication workshops, trading and distribution companies, logistics operators needing loading-bay access, and design or showroom businesses that pair office-style front-of-house space with industrial-rate rent, similar to existing occupiers in the building. It is less suited to businesses requiring pure retail footfall, food and beverage operations, or activities generating heavy noise, fumes or environmental impact beyond B1 permitted limits. Prospective tenants or buyers should match their operational profile against current URA use guidelines and the MCST’s house rules before committing, particularly if their business model sits between industrial and commercial in character.

This article is provided for general informational purposes only and does not constitute financial, investment, legal or tax advice. Figures including pricing, rental ranges, lease terms and building specifications are drawn from publicly available sources and reasoned estimates where marked, and should be independently verified with URA, IRAS, the relevant MCST and a qualified property professional before making any purchase, financing or leasing decision. Property values and rental rates can change over time and past performance is not indicative of future results.

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