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Fusionopolis One Review

Fusionopolis One Review
Business Park & Commercial Property Review — District 5

Fusionopolis One

One-north’s flagship R&D and ICT business park tower, anchored by an MRT station and a live-work-play podium.

SGCPI Research Desk Updated 22 August 2026 1 Fusionopolis Way, Singapore 138221 ≈60-YR LEASEHOLD FROM 2006

Street-level view of Fusionopolis One, 1 Fusionopolis Way, Singapore 138221. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameFusionopolis One
Address1 Fusionopolis Way, Singapore 138221
DistrictDistrict 5 (Buona Vista / one-north)
Tenure≈60-yr leasehold from 2006 (≈40 yrs remaining)
Zoning / UseBusiness Park (White Zone component)
Built FormTwin linked towers (≈19 & ≈24 storeys) over retail/F&B podium
Land Area / GFA≈2.4 ha site / ≈120,000 sqm (≈1.29m sq ft) GFA
Completion Year2008
Nearest MRTone-north MRT (in-building, Circle Line); Buona Vista MRT (≈8 min walk)
Key Road AccessAyer Rajah Expressway (AYE)
Transacted PSF Range≈S$2,600 – S$3,400 psf
Sale Price Range≈S$2.5m – S$18m per strata unit
Asking Rent Range≈S$5.50 – S$7.20 psf/mth
Occupier BaseR&D, ICT, media, biomedical and public-sector tenants; Citadines-serviced apartments and retail podium

Location & Connectivity

Fusionopolis One sits at the geographic and symbolic centre of the one-north precinct, a 200-hectare research and innovation estate that JTC Corporation began developing in the early 2000s. The tower forms Phase 1 of the Fusionopolis cluster, which today spans several linked developments including Fusionopolis Two, Nexus@one-north, Sandcrawler and Galaxis. Its position places it within a short walk of Biopolis to the north and the National University of Singapore campus to the south-west, giving occupiers ready access to research talent, government agencies and a deep base of technology and life-science peers.

Connectivity is one of the building’s strongest attributes. One-north MRT station, served by the Circle Line, is built directly into the podium, allowing tenants and residents to step from the concourse straight into the office lobby without going outdoors. Buona Vista MRT, an interchange between the Circle Line and East-West Line, is roughly an eight-minute walk away and provides a direct run into the Raffles Place and Marina Bay financial district in under twenty-five minutes. For drivers, the Ayer Rajah Expressway runs immediately to the south, offering fast access to Jurong, Tuas, Changi Airport and the city centre, while North Buona Vista Road and Portsdown Road provide secondary local access.

The immediate surroundings are dense with amenities that support a full working day on site. The retail podium at Fusionopolis One houses a supermarket, a food court, a gym and enrichment outlets, while The Star Vista and Rochester Mall — both under ten minutes away on foot — add cinemas, F&B and banking services. One-north Park and Wessex Park provide green respite for lunchtime walks, and the wider precinct’s mix of hotels and serviced apartments makes it convenient for regional teams to base staff on short rotations.

Location of Fusionopolis One within the one-north precinct. Map data: Google Maps, accessed August 2026.

Building & Facilities

Designed by T.R. Hamzah & Yeang with Ove Arup & Partners as structural engineer, Fusionopolis One takes the form of two linked towers rising above a landscaped podium, with sky-terraces and vegetated facades that were considered advanced for a Singapore business park building at the time of completion. Floor-to-floor heights and raised-floor provisioning were designed with laboratory and technical-office use in mind, and the building’s floor plates are large enough to accommodate trading-floor-style open offices as well as partitioned R&D suites.

Common facilities include multiple high-speed lift banks serving the office and lab floors separately from the residential and hotel components, a basement car park across several levels, loading and service docks suited to equipment-heavy tenants, and 24-hour security and access control typical of JTC-developed business park assets. The podium level is anchored by F&B and convenience retail, a childcare centre, and a fitness operator, while Citadines Fusionopolis Singapore occupies a portion of the upper floors as serviced apartments, giving the complex an unusually mixed live-work character for a business park building.

Because Fusionopolis One sits on JTC-origin land with permitted-use conditions attached to its Business Park zoning, prospective buyers and tenants should conduct due diligence on the specific use classes allowed for their intended occupation, any subletting restrictions tied to the head lease, and the building’s maintenance fund position given the asset is now well into its second decade of operation.

Unit Types & Floor Plan Notes

Strata and leased space at Fusionopolis One is offered across a range of floor plate sizes, from compact lab-ready suites to full-floor business park units suited to anchor tenants. The layouts below are indicative of what is typically available on the resale and leasing market.

Compact R&D Suite

≈900 – 1,500 sq ft

Entry-level strata units suited to small research teams, start-ups and satellite offices, typically with raised flooring and a shared pantry point.

Mid-Tier Office/Lab

≈2,000 – 4,000 sq ft

The most actively traded band, offering flexible partitioning between open-plan desks and enclosed lab or meeting space.

Full-Floor Business Park

≈8,000 – 15,000 sq ft

Whole or near-whole floors suited to anchor tenants needing dedicated lift lobby presence and higher power loading.

Podium Retail / F&B

≈400 – 1,800 sq ft

Ground and basement-level units serving the daytime working population and residents of the integrated serviced apartments.

Ceiling Height: ≈2.7m – 3.2m typical clear height, higher in select lab floors
Floor Loading: ≈5.0 – 7.5 kN/sqm depending on floor, suited to light lab equipment
Power Provision: Enhanced electrical loading available on select R&D floors, subject to JTC/landlord approval
Car Park Ratio: ≈1 lot per ≈800 – 1,000 sq ft, basement parking across several levels
Lift Provision: Segregated office/lab lift banks from residential and hotel lift cores

Investment Case

Fusionopolis One occupies a rare position in the Singapore commercial landscape: a business park asset with an in-building MRT station, government-anchored precinct branding, and a live-work-play ecosystem that few comparable estates can match. That said, the Business Park zoning and JTC-origin lease structure mean the asset behaves differently from a conventional office or strata-titled shophouse, and buyers should weigh both sides carefully.

What Works

  • Direct, undercover access to one-north MRT and a short walk to the Buona Vista interchange
  • Strong tenant pull from R&D, ICT, biomedical and public-sector occupiers seeking one-north addresses
  • Integrated retail, F&B, childcare and serviced-apartment amenities support long working hours on site
  • Established precinct with continued JTC investment in surrounding Fusionopolis and Biopolis phases
  • Comparatively lower entry PSF than CBD-grade office space with similar connectivity

What to Weigh Carefully

  • Business Park zoning restricts permitted uses; not all commercial or general office activities qualify
  • Leasehold tenure is now roughly two decades into its term, which affects financing tenure
  • Occupier base is concentrated in tech/R&D sectors, which can move in cycles tied to funding conditions
  • Building age means M&E systems and finishes are due for cyclical upgrading works
  • Resale liquidity is thinner than for CBD-strata office units given the more specialised buyer pool

Who This Suits

Fusionopolis One is best suited to owner-occupiers and investors targeting the technology, research and biomedical tenant pool that defines the one-north ecosystem — think software and hardware R&D teams, medtech and biotech spin-offs, media production outfits, and regional innovation-hub functions of larger corporates. It also appeals to investors who prioritise transport connectivity and precinct branding over pure yield maximisation, given the building’s unusual combination of MRT integration, government-backed estate management and a genuinely mixed-use podium. It is less suited to buyers seeking unrestricted general office use, retail-facing consumer businesses without a technology angle, or those who need maximum resale liquidity within a short holding period, given the more specialised and comparatively thinner buyer pool typical of Business Park-zoned strata assets.

Frequently Asked Questions

What businesses are permitted to operate at Fusionopolis One?
Fusionopolis One is zoned Business Park under URA’s Master Plan, a use class intended primarily for research and development, information and communications technology, media, physical sciences, engineering and clean, knowledge-intensive activities, together with ancillary office space. This differs from a general “Commercial” or “B1 Light Industrial” zoning: heavy manufacturing, warehousing, and many general retail or F&B concepts beyond the approved podium component are not automatically permitted. Prospective buyers or tenants intending to run activities outside the core research, technology or engineering scope should verify permitted use with URA and, where the unit sits on JTC-origin land, confirm any additional use conditions attached to the head lease before signing, since non-compliant use can affect both operations and future refinancing or resale.
Can foreigners buy strata units at Fusionopolis One?
Yes. Singapore does not restrict foreign ownership of commercial or business park strata property in the way it restricts landed residential property under the Residential Property Act. Foreign individuals and foreign-registered companies can generally purchase, hold and lease out units at Fusionopolis One without seeking Singapore Land Authority approval, which is only required for restricted residential categories. That said, foreign buyers should still budget for the same Buyer’s Stamp Duty as local buyers, arrange financing carefully since local banks may apply different loan-to-value ceilings to non-resident borrowers, and consider engaging a local corporate secretary or property manager if the purchase is made through a Singapore-incorporated holding entity, which is a common structure for cross-border commercial buyers.
Does Additional Buyer’s Stamp Duty (ABSD) apply to this purchase?
ABSD in Singapore is levied specifically on residential property purchases and does not apply to commercial or business park strata units such as those at Fusionopolis One, regardless of whether the buyer is a Singapore citizen, permanent resident, foreign individual or company, and regardless of how many other properties the buyer already owns. This is one of the structural advantages of business park and commercial assets over residential property for both local and foreign investors, since it removes a layer of cost that can otherwise reach up to sixty percent of the purchase price on residential transactions. Buyers should still confirm current rules with IRAS or their conveyancing lawyer before completion, as stamp duty policy is periodically reviewed by the Ministry of Finance.
Is Seller’s Stamp Duty (SSD) a concern if I want to resell quickly?
Seller’s Stamp Duty for industrial and business park property applies if the unit is sold within three years of purchase, on a tiered basis of roughly fifteen percent in the first year, ten percent in the second year and five percent in the third year of the purchase price or market value, whichever is higher. This is distinct and generally more punitive than the residential SSD schedule, reflecting the government’s long-standing policy of discouraging short-term flipping of industrial and business park space. Investors at Fusionopolis One should plan on a holding period of at least three years to avoid this cost eating into returns, and should factor SSD exposure into any exit-timing scenario from the outset rather than treating it as an afterthought.
How much Buyer’s Stamp Duty (BSD) should I budget for?
Buyer’s Stamp Duty applies to all property purchases in Singapore, commercial and residential alike, on a progressive scale: one percent on the first S$180,000, two percent on the next S$180,000, three percent on the next S$640,000, four percent on the next S$500,000, five percent on the next S$1.5 million, and six percent on anything above S$3 million of the purchase price or market value, whichever is higher. For a typical mid-tier unit at Fusionopolis One priced in the S$3 million to S$6 million range, buyers should expect BSD in the region of roughly four to five percent of the price. This is payable regardless of nationality or entity structure and should be budgeted alongside legal, valuation and financing costs when planning the purchase.
Does GST apply when buying or leasing space here?
Commercial property transactions in Singapore, including business park strata sales and leases, are generally subject to Goods and Services Tax at the prevailing rate when the seller or landlord is a GST-registered entity, unlike residential property which is exempt from GST. Buyers purchasing through a GST-registered company may be able to claim input tax on the purchase, subject to the usual conditions under the GST Act, while individual or non-registered buyers typically cannot recover this cost. Tenants signing leases should also expect GST to be charged on top of quoted rent where the landlord is GST-registered. It is worth confirming GST treatment and registration status with the seller, landlord and a tax adviser before finalising commercial terms.
How does the remaining lease term affect financing options?
With Fusionopolis One completed in 2008 on an estimated 60-year leasehold structure from around 2006, the property currently has roughly 40 years of lease remaining. Banks typically cap commercial and business park property loan tenures so that the loan is fully repaid well before lease expiry, often requiring a buffer of at least 15 to 20 years remaining at the end of the loan term, which in practice can mean a maximum loan tenure in the region of 20 to 25 years at today’s remaining lease. Loan-to-value ratios and interest rates for business park property also tend to be less favourable than for residential mortgages, so buyers should obtain an in-principle approval early and compare terms across several banks before committing.
What kind of rental yield can owners expect?
Based on the indicative asking rent range of roughly S$5.50 to S$7.20 psf per month against transacted prices in the region of S$2,600 to S$3,400 psf, gross rental yields at Fusionopolis One typically work out to approximately 2.5 to 3.5 percent per annum before financing costs, service charges and vacancy allowances are deducted. This sits broadly in line with, or modestly above, many comparable Singapore business park and suburban office assets, reflecting the premium buyers pay for MRT integration and precinct branding. Net yields after costs are usually lower, and actual achievable rent varies with unit condition, floor level, fit-out and the strength of demand from technology and research-sector tenants at any given point in the cycle.
How does the building’s age affect maintenance and future costs?
Having completed in 2008, Fusionopolis One is now in its second decade of operation, which means major mechanical, electrical and lift systems are approaching or within typical cyclical renewal windows, and common-area finishes may show wear relative to newer one-north developments such as Galaxis or Nexus@one-north. Prospective buyers should review recent Management Corporation or estate management accounts, ask about any planned or upcoming asset enhancement works, and factor a reasonable sinking-fund contribution into their holding cost projections. Well-managed JTC-developed estates generally maintain infrastructure to a good standard, but age-related capital expenditure is a normal and expected part of owning strata space in a 15-plus-year-old business park building.
What are the odds of an en-bloc sale or major redevelopment?
En-bloc potential for business park assets like Fusionopolis One is considerably more constrained than for residential condominiums, since collective sale legislation and market appetite for such transactions are far less developed in the industrial and business park segment, and the site’s use conditions are tied to its original JTC land grant. Given the building’s relatively recent 2008 completion, integrated MRT station, and ongoing precinct investment by JTC and its master-developer partners, a near-term en-bloc or redevelopment scenario is unlikely within the current lease term. Buyers should treat this as a long-hold, income and occupier-quality driven asset rather than one purchased on a redevelopment thesis, and should not factor en-bloc upside into their investment case.
What is parking and loading like for tenants with equipment?
Fusionopolis One provides basement car parking across several levels, with an indicative ratio of roughly one lot per 800 to 1,000 sq ft of floor area, which is broadly typical for a business park development of this scale. Dedicated loading and service docks are available for tenants who need to move lab equipment, servers or bulky materials in and out, though access timings and dock allocation are managed centrally by the estate manager and may require advance booking during peak periods. Tenants with specialised logistics needs, such as frequent deliveries of sensitive equipment or hazardous materials, should engage building management early to confirm dock availability, loading bay dimensions and any handling restrictions before committing to a lease or fit-out plan.
What are the typical maintenance or MCST-equivalent fees?
As a JTC-developed business park asset, Fusionopolis One is typically managed under an estate or building management structure rather than a conventional residential Management Corporation Strata Title arrangement, though the underlying principle is similar: owners contribute monthly service and sinking fund charges to cover common-area cleaning, security, lift maintenance, landscaping and building insurance. Indicative service charges for comparable one-north business park strata units generally fall in the range of S$0.55 to S$0.85 psf per month, though the exact figure depends on the unit’s share value, floor level and any specialised M&E servicing it draws on. Buyers should request the latest management accounts and fee schedule directly from the estate manager before completing a purchase, since rates are reviewed periodically.
How liquid is the resale market for units at Fusionopolis One?
Resale liquidity for Fusionopolis One strata units is moderate rather than high: transaction volumes are lower than in mainstream CBD office or shophouse segments because the buyer pool is naturally narrower, concentrated among technology, research and biomedical-sector occupiers and investors who specifically value the one-north address and MRT integration. Well-located, well-configured units in the 2,000 to 4,000 sq ft mid-tier band tend to transact more readily than very large or very small floor plates. Sellers should expect a longer marketing period than for residential property, typically several months rather than weeks, and should price with reference to recent comparable transactions in the immediate Fusionopolis and one-north cluster rather than broader district-wide averages.

This article is provided for general informational purposes only and does not constitute financial, legal, tax or investment advice. Figures marked with “≈” are estimates based on publicly available information and general market observation as of the update date shown above, and should be independently verified with URA, IRAS, JTC, the relevant estate management office and a qualified professional advisor before making any purchase, leasing or financing decision. Property prices, rents, stamp duty rates and zoning rules are subject to change without notice.

© 2026 SG Commercial Property Insights. All rights reserved.

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