+65 8901 7972
中文 EN
Singapore Commercial Property
Back to Blog
Reviews Published

Gemini @ Sims Review

Gemini @ Sims Review
Industrial & Commercial Property Review — District 14

Gemini @ Sims

A freehold B1 light-industrial address off Sims Avenue, one MRT stop from the Paya Lebar commercial hub.

SGCPI Research Desk Updated 26 August 2026 2 Sims Close, Singapore 387298 FREEHOLD

Street-level view of Gemini @ Sims, 2 Sims Close, Singapore 387298. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameGemini @ Sims
Address2 Sims Close, Singapore 387298
DistrictDistrict 14
TenureFreehold
Zoning / UseB1 Clean & Light Industrial
Built Form7-storey light industrial block, 83 units incl. 1 canteen
Land Area / GFA≈60,500 sq ft land / ≈220,000 sq ft GFA
Completion Year≈2016
Nearest MRTAljunied (EW9), Kallang (EW10)
Key Road AccessPan Island Expressway (PIE), Kallang-Paya Lebar Expressway (KPE)
Transacted PSF RangeS$863 – S$1,799 psf
Sale Price Range≈S$1.2 million – S$8.6 million
Asking Rent Range≈S$3,600 – S$8,800 per month
Occupier BaseLight manufacturing, trading firms, business services, F&B/canteen use on select floors

Location & Connectivity

Gemini @ Sims sits along Sims Close, tucked just off Lorong 17 Geylang and Sims Avenue in the Eunos-Geylang-Paya Lebar planning belt. The immediate surroundings are a mix of low-rise light industrial blocks, conservation shophouses and residential estates, giving the location a settled, established character rather than the raw feel of a newer industrial park further from town.

Connectivity is one of the building’s stronger selling points. Aljunied MRT Station (EW9) and Kallang MRT Station (EW10) on the East-West Line are both within reasonable walking distance, and the development is one stop from Paya Lebar MRT Interchange, which serves both the East-West and Circle Lines and anchors the fast-growing Paya Lebar Central commercial precinct. Drivers reach the Pan Island Expressway (PIE) and Kallang-Paya Lebar Expressway (KPE) within minutes, giving quick access to the city centre, Changi Airport and the wider island road network.

Everyday amenities are within easy reach along Sims Avenue and Geylang Road, including eateries, provision shops and banking facilities, while Kallang Leisure Park offers a supermarket, foodcourt and retail outlets for staff during lunch breaks. The combination of MRT access, expressway proximity and a lived-in commercial neighbourhood supports steady footfall and staff convenience, both of which matter for owner-occupiers running light manufacturing or trading operations.

Location of Gemini @ Sims. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development is a compact seven-storey light industrial block with 83 strata units, including one unit set aside for canteen use. Floor plates step down slightly from the lower to upper levels, with unit sizes on most floors ranging roughly from the mid-2,000s to mid-3,000s square feet, while the top floor carries a wider spread of smaller and larger cuts for flexibility. Ceiling heights across the building run from approximately 6.5 metres to 7 metres, which comfortably accommodates racking, light assembly lines and mezzanine fit-outs.

Common facilities are functional rather than lavish, in keeping with a B1 industrial product: passenger and cargo lift access, ground-floor loading and unloading bays, and an on-site car park block providing roughly 210 lots across the development, a healthy ratio for an industrial building of this size. Units are typically handed over in a bare shell or light-fitted condition, so incoming occupiers should budget for flooring, partitioning, electrical upgrades and any mezzanine works as part of their fit-out costs.

As with any strata industrial purchase, prospective buyers should conduct independent due diligence on the specific unit’s fire safety compliance, permitted floor loading, any mezzanine approval status with the relevant authorities, and the building’s maintenance records before committing, since these details vary unit by unit and are not something a general review can verify on a buyer’s behalf.

Unit Types & Floor Plan Notes

Gemini @ Sims offers a fairly wide spread of unit sizes across its seven floors, which is part of its appeal to both small owner-operators and larger trading or manufacturing tenants consolidating into one space. The four broad categories below summarise the typical configurations seen in resale and rental listings.

Compact Unit

≈700 – 1,300 sq ft

Entry-level cuts found mainly on the seventh floor, suited to small workshops, storage-led businesses or back-office plus light-assembly setups.

Standard Unit

≈2,400 – 2,700 sq ft

The most common floor plate across levels two to six, offering a balanced footprint for light manufacturing, trading offices or logistics staging.

Large Unit

≈3,300 – 3,700 sq ft

Corner and larger regular units on the first and second floors, popular for combined warehousing and production floor requirements.

Mezzanine-Potential Unit

≈2,600 – 4,800 sq ft (title area)

Selected seventh-floor and high-ceiling units where a mezzanine level has been or can be added, subject to approval, effectively doubling usable floor space.

Ceiling Height: ≈6.5m – 7m across typical floors
Floor Loading: Verify per-unit rating with MCST/authorities before heavy machinery installation
Loading Bays: Ground-floor loading/unloading bays shared across the block
Car Park Provision: ≈210 lots across the development
Handover Condition: Typically bare shell to light-fitted; budget for fit-out

Investment Case

As a freehold B1 industrial asset near an MRT interchange node, Gemini @ Sims occupies a reasonably defensible niche within Singapore’s tightly-zoned industrial market. The case for and against ownership here is fairly typical of established strata industrial stock in a maturing precinct.

What Works

  • Freehold tenure removes lease-decay concerns common to 30/60-year leasehold industrial stock
  • Two MRT stations and one interchange stop away, unusually strong transit access for a B1 building
  • Expressway access via PIE and KPE supports logistics-dependent tenants
  • Wide range of unit sizes broadens the eventual pool of buyers and tenants
  • Established Geylang/Paya Lebar precinct with settled amenities and workforce familiarity

What to Weigh Carefully

  • Building is roughly a decade old; expect rising maintenance and M&E replacement costs ahead
  • B1 zoning restricts occupier pool to permitted light industrial and ancillary uses only
  • Wide PSF spread across listings signals uneven unit quality and negotiation leverage varies by floor
  • Strata industrial resale remains thinner and slower than residential or office stock
  • Owner-occupier GST and financing rules add complexity versus a simple residential purchase

Who This Suits

Gemini @ Sims is best suited to owner-operators in light manufacturing, trading, logistics staging or business services who value transit access for staff and clients over a brand-new building specification. The freehold tenure also appeals to family businesses and long-horizon investors who prefer to avoid lease-decay calculations altogether, and to buyers who may wish to hold the unit through one or more business cycles or eventual succession planning. Investors chasing pure rental yield should compare asking rents against the wider PSF range carefully, since returns vary meaningfully between the smaller seventh-floor units and the larger lower-floor cuts. It is less suited to occupiers needing heavy industrial (B2) processes, very large single-floor plates, or a building with extensive shared amenities, all of which are better found elsewhere in the broader Kallang-Paya Lebar industrial corridor.

Frequently Asked Questions

What is Gemini @ Sims zoned for, and are there limits on use?
Gemini @ Sims is zoned B1 Clean & Light Industrial under URA guidelines, which permits light manufacturing, assembly, warehousing, workshops and ancillary offices, but excludes heavy or pollutive processes reserved for B2 zoning. Ancillary office space is generally capped at a percentage of gross floor area, and any retail, F&B or showroom component beyond the designated canteen unit typically needs separate approval. Buyers planning to run anything beyond straightforward light industrial or business-services activity should check the specific permitted use conditions with URA and the building’s MCST before committing, since misuse can trigger enforcement action, fines, or a requirement to reinstate the unit to compliant use.
Can foreigners buy an industrial unit at Gemini @ Sims?
Yes. Unlike landed residential property, industrial units such as those at Gemini @ Sims are not restricted under the Residential Property Act, so foreign individuals and foreign-owned entities can generally purchase strata industrial space without prior government approval. This makes B1 industrial stock a relatively accessible entry point for overseas investors into Singapore real estate. That said, foreign buyers should still factor in financing constraints, since local banks may apply more conservative loan-to-value ratios or require larger equity contributions for non-resident purchasers, and should seek independent legal and tax advice covering both Singapore obligations and any reporting requirements in their home jurisdiction before proceeding.
Does Additional Buyer’s Stamp Duty (ABSD) apply here?
ABSD is a residential property measure and does not apply to industrial units like those at Gemini @ Sims, which is one of the reasons B1 industrial space has attracted interest from buyers seeking to diversify outside the residential ABSD regime. Buyers only need to account for the standard Buyer’s Stamp Duty on the purchase price or market value, whichever is higher. This absence of ABSD materially lowers the upfront transaction cost compared with a second or subsequent residential purchase, though it does not exempt the asset from other holding costs such as property tax, which is charged at non-residential rates on industrial premises.
How does Seller’s Stamp Duty (SSD) affect a resale at Gemini @ Sims?
Industrial properties carry their own SSD holding period, separate from residential rules, and sellers who dispose of a unit within that window face a percentage-based duty on the price or valuation, whichever is higher, on a sliding scale that reduces the longer the unit is held. This is designed to discourage short-term flipping of industrial stock. Prospective buyers at Gemini @ Sims planning a shorter investment horizon should check the prevailing SSD schedule and holding period before purchase, as it directly affects exit timing and net proceeds, and should confirm current rates with a conveyancing lawyer rather than relying on older figures.
What Buyer’s Stamp Duty (BSD) applies to a purchase here?
Buyer’s Stamp Duty applies to all property purchases in Singapore, including industrial units at Gemini @ Sims, and is calculated on a tiered percentage basis applied to the purchase price or market valuation, whichever is higher. There is no industrial-specific exemption or surcharge beyond the standard residential-versus-non-residential BSD table, so the calculation is the same progressive structure used for commercial and industrial assets generally. Buyers should build BSD into their upfront cost planning alongside legal fees, valuation costs and any financing arrangement fees, and should confirm the exact tiered rates with their conveyancing lawyer or the IRAS website at the point of transaction, since rates are periodically revised.
Is GST payable when purchasing at Gemini @ Sims?
GST treatment on industrial property depends on the seller’s GST-registration status and whether the transaction is structured as a sale of a going concern. If the seller is a GST-registered entity selling the unit as a standalone asset, GST is typically chargeable on top of the purchase price, whereas purchases from individual, non-GST-registered sellers in the resale market generally do not attract GST. Buyers intending to lease out the unit and register for GST themselves should also plan for GST obligations on rental income above the registration threshold. This is a technical area where professional tax advice is strongly recommended before signing the option to purchase.
How does financing work for a freehold industrial unit like this?
Because Gemini @ Sims is freehold, financing decisions are not complicated by a shrinking lease tenor, which can restrict loan quantum and tenure on older leasehold industrial buildings elsewhere in Singapore. Banks generally assess industrial property loans based on the entity’s financial standing, the unit’s valuation and intended use, with loan-to-value ratios for industrial purchases typically more conservative than residential lending, and shorter maximum loan tenures. Owner-occupiers using the unit for their own operating business may find financing terms somewhat more favourable than pure investors. As always, buyers should obtain an in-principle approval from more than one bank before exercising the option to purchase.
What rental yield can an investor expect at Gemini @ Sims?
Based on current asking rents of roughly S$3,600 to S$8,800 per month against transacted prices spanning approximately S$1.2 million to S$8.6 million, gross rental yields for units at Gemini @ Sims broadly fall within the range typically seen for established B1 industrial stock in the Geylang-Paya Lebar corridor, generally in the mid-single-digit percentage range annually before deducting property tax, maintenance fees and any vacancy periods. Smaller units tend to command relatively higher yields than larger cuts, though with a correspondingly smaller and more price-sensitive tenant pool. Investors should stress-test yield assumptions against realistic vacancy periods rather than headline asking rents alone.
How old is the building, and does its age matter?
Gemini @ Sims received its Temporary Occupation Permit around 2016, making the building roughly a decade old as of this review, which places it past the newest-building premium but still well within a serviceable working life for a light industrial asset. Buyers should expect that major mechanical, electrical and lift components are approaching or entering their first significant maintenance cycle, and should review the MCST’s sinking fund position and any planned major works before purchase. Building age at this stage typically affects maintenance cost trajectory and buyer perception more than structural usability, provided the MCST has maintained the common property adequately.
What are the odds of en-bloc sale or redevelopment?
En-bloc potential for a roughly decade-old, freehold B1 industrial building like Gemini @ Sims is realistically low in the near term. Collective sales require substantial owner consensus, which is harder to achieve across a strata industrial building with diverse owner-occupiers and investors, and the building does not yet face the kind of ageing-infrastructure pressure that typically motivates older industrial estates toward redevelopment discussions. Freehold tenure does mean there is no lease-expiry deadline forcing a decision either way, so owners should treat en-bloc upside as a long-dated possibility rather than a near-term investment thesis, and evaluate the purchase primarily on rental income and capital stability instead.
What should buyers know about parking and loading facilities?
The development provides roughly 210 car park lots against 83 strata units, a comparatively healthy ratio that should ease day-to-day parking pressure for staff and visitors compared with some tighter industrial buildings in the area. Ground-floor loading and unloading bays are shared across occupiers, which generally works well for light industrial and trading businesses but may require scheduling coordination during peak delivery periods for tenants with frequent freight movements. Prospective buyers running logistics-heavy operations should visit the building at different times of day to observe actual loading bay congestion and lift wait times before finalising their unit choice.
What are the maintenance or MCST fees like?
As a strata-titled development, Gemini @ Sims is managed by an MCST (MCST 4441) that collects monthly maintenance fees from all unit owners to cover common property upkeep, lift servicing, security, cleaning and sinking fund contributions for future major works. Fees are typically calculated based on each unit’s share value, so larger units pay proportionally more. Buyers should request the latest maintenance fee schedule, sinking fund balance and any minutes from recent Annual General Meetings from the managing agent before purchase, as these documents reveal whether the building is adequately funded for upcoming repairs or facing a special levy.
How liquid is the resale market for units here?
Resale liquidity for strata industrial units at Gemini @ Sims, and for B1 industrial stock generally, is thinner than residential or prime office property, with fewer active buyers and typically longer marketing periods before a transaction completes. The wide observed PSF range, from roughly S$863 to S$1,799 per square foot, reflects real differences in floor level, fit-out condition and unit configuration, and also means pricing requires careful comparison rather than assuming a single benchmark rate. Sellers should expect to hold a realistic marketing timeline of several months to over a year in a softer market, and should price competitively against recent comparable transactions rather than aspirational figures.
What types of businesses are best suited to operate here?
Given the B1 zoning, ceiling heights of roughly 6.5 to 7 metres, and mixed unit sizes, Gemini @ Sims suits light manufacturing and assembly operations, trading and distribution firms needing modest warehousing, precision workshops, IT and electronics servicing businesses, and business-services or back-office functions that benefit from strong MRT access for staff. The ground-floor canteen unit supports F&B use for the wider tenant community rather than general retail. Businesses requiring heavy machinery, high pollution processes, large single-floor logistics operations, or extensive customer-facing retail frontage are generally better served by a B2-zoned building or a dedicated logistics park elsewhere in Singapore.

This article is provided for general informational purposes only and does not constitute financial, legal, tax or investment advice. Figures on pricing, rental, floor plans and specifications are drawn from publicly available listings and third-party sources as at the stated access date and are indicative only; they may not reflect current market conditions or the exact status of any specific unit. Prospective buyers and tenants should conduct independent due diligence, verify all figures with the relevant authorities and managing agent, and consult qualified legal, financial and tax professionals before making any purchase or leasing decision.

© 2026 SG Commercial Property Insights. All rights reserved.

Back to Blog
WhatsApp