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

I.Biz Centre Review

I.Biz Centre Review
Industrial & Commercial Property Review — District 21

I.Biz Centre

A compact light-industrial address off Old Toh Tuck Road, built for owner-operators and SME landlords rather than institutional funds.

SGCPI Research Desk Updated August 2026 32 Old Toh Tuck Road, Singapore 597658 30-YR LEASEHOLD FROM 2011

Street-level view of I.Biz Centre, 32 Old Toh Tuck Road. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameI.Biz Centre
Address32 Old Toh Tuck Road, Singapore 597658
DistrictD21 — Clementi Park / Upper Bukit Timah / Toh Tuck
Tenure30-year leasehold from 2011
Zoning / Use≈B1 Light Industrial, with ground/low-floor showroom-type units
Built Form≈8-storey light industrial block with multi-storey car park
Land Area / GFA≈10,077 sqm land / ≈16,522 sqm GFA
Completion Year2013
Nearest MRTJurong East (EW24/NS1), Bukit Batok (NS2)
Key Road AccessPan-Island Expressway (PIE), Bukit Timah Expressway (BKE)
Transacted PSF Range≈S$300 – S$520 psf (historical high/low band)
Sale Price Range≈S$180,000 – S$2.4 million, size-dependent
Asking Rent Range≈S$1.80 – S$2.80 psf/month
Occupier BaseGeneral contractors, engineering firms, wholesalers, marine/industrial equipment traders, insurance and services offices

Location & Connectivity

I.Biz Centre sits along Old Toh Tuck Road, a quiet industrial pocket sandwiched between the Toh Tuck residential belt and the wider Jurong East employment hub. The immediate surroundings are functional rather than scenic: low-rise light-industrial neighbours, a scattering of workshops and warehouse operators, and direct frontage onto a road built to carry goods vehicles rather than retail footfall. This is a working address first, and its appeal rests on utility and access rather than prestige.

Connectivity is the building’s strongest card. Jurong East MRT interchange, served by both the East-West and North-South Lines, sits within a short drive, giving staff and visitors a fast link into the city, Jurong Lake District and the western industrial belt. Bukit Batok MRT on the North-South Line is a further alternative for North-South Line commuters. By road, the Pan-Island Expressway and Bukit Timah Expressway are both close at hand, making I.Biz Centre a workable base for firms that need to move goods, staff or client visits across the island quickly.

Amenities nearby are practical rather than lifestyle-driven: neighbourhood eateries, hardware and building-supplies outlets, and the broader retail and F&B choices of Jurong East town centre a short drive away. For occupiers whose day-to-day needs are workshop supplies, quick lunches and easy vehicle access rather than a shopping-mall address, the location does its job efficiently.

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

Building & Facilities

Completed in 2013, I.Biz Centre is a mid-rise light-industrial development designed around efficient floorplates rather than showpiece architecture. Passenger and cargo lift access serves upper floors, and ceiling heights on typical floors are generally suited to light assembly, storage and office-cum-workshop use rather than heavy manufacturing or racking that requires double-height clearance. A multi-storey car park within the development helps offset one of the more common complaints at older Jurong-area industrial buildings: a shortage of parking during peak hours.

Common facilities are kept deliberately lean, in line with the building’s B1 positioning — shared lobbies, lift lobbies, loading/unloading bays, and basic common-area finishes rather than tenant lounges or communal event space. Units are typically handed over in a bare shell or light fit-out condition, meaning incoming owners and tenants should budget for their own electrical, partitioning and flooring works before occupation.

As with any strata-titled industrial asset now well over a decade old, prospective buyers should commission an independent building condition and M&E survey before committing, and confirm current fire safety certification, lift maintenance records and any outstanding Management Corporation Strata Title (MCST) works with the building’s managing agent.

Unit Types & Floor Plan Notes

I.Biz Centre’s strata units span a fairly wide size range, which is typical of a strata industrial building marketed to individual SME owners rather than a single institutional occupier. Historical and current listings show everything from compact single-user units through to larger combined-floor spaces suited to small logistics or contracting operations.

Compact Workshop

≈500 – 700 sqft

Entry-level units suited to single-operator trades, small engineering outfits or storage-plus-office setups. Typically the most liquid segment for resale.

Mid-Tier Office-Warehouse

≈1,000 – 1,800 sqft

The most commonly transacted band, combining a small front office with rear storage or light assembly space — popular with contractors and wholesalers.

Combined-Floor Unit

≈2,300 – 4,000 sqft

Adjoining units merged for larger operations needing more floor area, seen in recent warehouse-use transactions at the building.

Ground-Floor / Ramp-Up Unit

≈1,300 – 6,000 sqft

Larger ground-level units with ramp or drive-in access, attracting premium pricing versus upper-floor equivalents due to loading convenience.

Typical Ceiling Height: ≈4.5m to 6.0m on standard floors
Floor Loading: ≈7.5 to 10 kN/sqm, light-industrial standard
Lift Provision: Passenger and cargo lifts serving all floors
Loading Bays: Shared loading/unloading bays at ground level
Handover Condition: Bare shell / basic fit-out, tenant improvement required

Investment Case

I.Biz Centre occupies a familiar niche in Singapore’s strata-industrial market: an owner-occupier and small-landlord building rather than a REIT-grade asset. The investment case hinges on its connectivity relative to price, tempered by a lease that was already 30 years short at launch and is now well into its second decade.

What Works

  • Strong road and rail connectivity via Jurong East interchange, PIE and BKE
  • Lower entry quantum than comparable freehold or 60-year leasehold industrial stock
  • Flexible unit sizes suited to a wide range of SME occupier profiles
  • On-site multi-storey parking, a genuine differentiator in the area
  • Established occupier base providing some resale and rental comparables

What to Weigh Carefully

  • Short original 30-year lease materially limits financing tenure and resale pool
  • Bare-shell handover means real fit-out capital on top of purchase price
  • Thin transaction volume makes recent comparables harder to pin down
  • Ageing common facilities as the building approaches its mid-life refurbishment window
  • Zoning restricts occupier types, narrowing the tenant pool versus commercial-zoned stock

Who This Suits

I.Biz Centre is best suited to owner-operators — contractors, engineering outfits, wholesalers and logistics-adjacent businesses — who need functional, well-connected space at a lower quantum than newer or longer-leasehold alternatives, and who plan to occupy or hold for a period comfortably within the remaining lease. It is a reasonable fit for smaller SME landlords targeting steady industrial rental demand rather than capital-growth speculation. It is less suited to investors seeking long financing tenures, institutional-grade specifications, or an asset with strong en-bloc upside, given the constraints of a decaying short lease.

Frequently Asked Questions

What is the permitted use or zoning for units at I.Biz Centre?
I.Biz Centre is zoned for light industrial (B1) use, meaning permitted activities are generally limited to manufacturing, assembly, storage, warehousing and ancillary office functions that do not generate significant noise, pollution or heavy traffic. Retail-facing or F&B use is generally not permitted except in specifically approved ancillary units, and purely residential use is prohibited outright. Buyers intending anything outside conventional light-industrial or office-cum-warehouse activity should verify permitted use with URA and check the specific unit’s approved use on its title documents before purchase, since restrictions can vary slightly across different areas of the same development.
Can foreigners buy units at I.Biz Centre?
Yes. Unlike residential property, Singapore does not restrict foreign ownership of industrial or B1-zoned commercial property under the Residential Property Act, so foreign individuals and foreign-registered companies can generally purchase strata units at I.Biz Centre without approval. Financing terms may differ for foreign buyers, with some local banks applying lower loan-to-value ratios or requiring additional documentation for non-resident applicants. Given the building’s already-short remaining lease, foreign buyers should pay particular attention to how banks assess loan tenure against the years left, since this can materially affect financing structure and eventual holding costs.
Does Additional Buyer’s Stamp Duty (ABSD) apply to industrial purchases?
No. ABSD applies specifically to residential property purchases in Singapore and does not extend to industrial or commercial assets such as the units at I.Biz Centre, regardless of buyer nationality or number of properties owned. This is one of the structural attractions of industrial strata property for investors who already hold residential ABSD-liable assets. Buyers still need to budget for standard Buyer’s Stamp Duty on the purchase price or valuation, whichever is higher, and should confirm current rates with IRAS or their conveyancing lawyer at the point of transaction, as duty schedules are periodically revised.
How does Seller’s Stamp Duty (SSD) affect a quick resale?
Industrial property in Singapore carries its own SSD regime, separate from residential rules, and it applies if a unit is sold within a specified holding period after purchase, with the duty rate scaled down the longer the property is held. For I.Biz Centre, given its already-shortened lease, this matters most for buyers considering a fast flip rather than genuine occupation or medium-term holding. Anyone planning a resale within a few years of purchase should model SSD into their exit numbers, since it can meaningfully erode a short-term capital gain, and should reconfirm the current holding-period thresholds with IRAS before transacting.
What Buyer’s Stamp Duty (BSD) applies on purchase?
BSD is charged on a tiered basis against the purchase price or market valuation of the unit, whichever is higher, using the same progressive schedule applied to residential and commercial property alike. For a typical I.Biz Centre unit in the S$180,000 to S$1 million range, this generally works out to a low-single-digit percentage of the transaction value, rising modestly for larger combined-floor purchases. Buyers should always request an up-to-date BSD calculation from their conveyancing lawyer at the point of Option exercise, since rate bands are reviewed periodically and older online calculators may not reflect the current schedule.
Is GST payable on a purchase at I.Biz Centre?
GST treatment depends on the seller’s registration status rather than the property type itself. If the vendor is a GST-registered entity selling as part of a business, GST is generally chargeable on the transaction and the buyer should factor this into total acquisition cost, though GST-registered buyers may be able to claim input tax depending on their own registration and intended use. If the seller is an individual not conducting business through the sale, GST typically does not apply. Buyers should clarify the seller’s GST status early in negotiations, as this can shift the effective purchase price by several percentage points.
How does the remaining lease affect financing?
With a 30-year lease commencing in 2011, I.Biz Centre now has considerably less than 30 years remaining, and Singapore banks typically cap loan tenure so that the loan is fully repaid well before lease expiry, often requiring the remaining lease to comfortably exceed the loan term plus a buffer. In practice this can mean shorter maximum loan tenures, lower loan-to-value ratios, and more conservative valuations than for longer-leasehold or freehold industrial stock. Buyers should approach several banks for indicative terms before committing, since risk appetite and lease-related lending policies can vary meaningfully between institutions for shortening-lease industrial assets.
What rental yields can owners expect?
Based on asking rents of roughly S$1.80 to S$2.80 psf per month against typical sale prices in the low-S$300s psf range, gross rental yields for I.Biz Centre units broadly fall in the mid-single-digit percentage range, which is respectable for strata industrial stock in the western region. Actual achieved yield varies with unit size, floor level, fit-out condition and how actively an owner manages leasing, and the building’s thin recent rental transaction volume makes precise benchmarking difficult. Prospective landlords should treat any yield figure as indicative and stress-test it against realistic vacancy periods between tenancies, particularly given the shortening lease profile.
How does the building’s age factor into a purchase decision?
Completed in 2013, I.Biz Centre is now over a decade old, placing it past its initial defects-liability period and into the phase where major mechanical, electrical and lift components typically require closer monitoring or eventual replacement. Combined with its comparatively short original lease, the building sits in a category where buyers should expect rising sinking-fund contributions over time as the MCST budgets for these works. A physical inspection and review of the latest MCST accounts and reserve fund position is strongly advised before purchase, so buyers understand what near-term capital works, if any, are already being planned or budgeted.
What are the odds of en-bloc redevelopment?
En-bloc potential at I.Biz Centre is limited by its short original 30-year lease from 2011, which makes collective sale economics considerably less attractive than for older, longer-leasehold industrial sites where a large residual land value can support a redevelopment premium. With a shortening lease and land use already constrained to light industrial purposes, there is comparatively little upside for a developer to unlock through redevelopment before the lease naturally expires. Buyers should not factor meaningful en-bloc premium into their investment thesis for this building and should instead value it primarily on its income and occupation utility over the remaining lease term.
What parking and loading provisions does the building offer?
I.Biz Centre includes an on-site multi-storey car park, which is a genuine advantage relative to some older neighbouring industrial buildings that rely solely on surface parking or nearby public lots. Ground-floor loading and unloading bays serve tenants needing regular goods movement, though capacity during peak business hours can be tight given the building’s mixed occupier base of contractors, wholesalers and logistics-related firms. Prospective buyers or tenants with frequent vehicle or lorry access needs should visit at different times of day to gauge real-world parking and loading availability rather than relying solely on marketing material or floor plans.
What are typical MCST or maintenance fees?
As a strata-titled development, I.Biz Centre is managed by a Management Corporation Strata Title body that levies monthly maintenance fees based on each unit’s share value, covering common-area upkeep, lift servicing, security, cleaning and contributions to the sinking fund for major repairs. Fees for comparable light-industrial buildings in the area typically fall in a moderate range per square foot per month, though owners should request the latest MCST budget and any special-levy history directly from the managing agent rather than relying on estimates, since sinking-fund adequacy becomes more important as the building and its lease both age.
How liquid is the resale market for I.Biz Centre units?
Resale liquidity at I.Biz Centre is moderate rather than deep, reflecting both its niche B1 zoning and its shortening lease profile, which narrows the pool of buyers able to secure attractive financing. Smaller, lower-quantum units tend to transact more readily than large combined-floor spaces, which appeal to a narrower set of occupiers. Owners planning an eventual exit should expect a realistic marketing period of several months rather than a quick sale, and should price with reference to recent comparable transactions rather than peak historical prints, given how transaction volumes have thinned over recent years.
What business types are best suited to space at I.Biz Centre?
Given its B1 light-industrial zoning and existing occupier mix, I.Biz Centre suits general contractors, building and engineering services firms, wholesale and trading businesses, marine and industrial equipment suppliers, and back-office or ancillary functions for firms whose core operations are elsewhere. It is not appropriate for retail, F&B, heavy manufacturing requiring specialised structural loading, or any use generating significant noise, emissions or public foot traffic, all of which fall outside standard B1 permitted use. Prospective occupiers should always confirm their specific intended activity against URA’s permitted use guidelines before signing a lease or completing a purchase.

This article is provided for general informational purposes only and does not constitute financial, legal or investment advice. Figures marked with “≈” are reasoned estimates based on available public data at the time of writing and should be independently verified before any purchase, financing or leasing decision. Property values, rental rates, stamp duty schedules and zoning rules are subject to change; readers should consult IRAS, URA, a licensed property agent, a lawyer and their bank before transacting. Google Maps and Google Street View imagery is user-contributed and provided for general orientation only.

© 2026 SG Commercial Property Insights. All rights reserved.

Back to Blog
WhatsApp