Lam Soon Industrial Building
A freehold B1 flatted factory on Hillview Avenue, weighing SME utility against redevelopment optionality.
Street-level view of Lam Soon Industrial Building, 63 Hillview Avenue, Singapore 669569. Imagery: Google Street View (user-contributed imagery), accessed August 2026.
Project Overview
Location & Connectivity
Lam Soon Industrial Building sits at 63 Hillview Avenue in the Hillview precinct of District 23, an enclave that has quietly shifted from an industrial belt into a mixed residential-and-lifestyle pocket over the past two decades. The building is flanked by private condominiums such as Hillview Regency and The Rail Mall’s low-rise shophouse strip, giving the immediate surroundings a noticeably different character from the more utilitarian industrial estates further west in Jurong or Tuas.
Connectivity has improved meaningfully since the building’s early years. Hillview MRT station on the Downtown Line is roughly a ten-to-twelve-minute walk away, while Bukit Gombak station on the North-South Line offers an alternative route into the network. Drivers reach the Bukit Timah Expressway and Kranji Expressway within a few minutes via Hillview Avenue and Dairy Farm Road, giving reasonably fast access to Woodlands, Tuas, and the city centre without the congestion typical of denser industrial clusters.
Amenities in the immediate vicinity lean residential rather than industrial: The Rail Mall’s cluster of cafés and restaurants, HillV2 shopping centre, and West Mall are all within a short drive, alongside Cold Storage and other grocery options. This blend of green surroundings, nearby nature reserves such as Bukit Timah and Dairy Farm Nature Park, and everyday retail makes the location comparatively pleasant for staff, though it is a longer haul for occupiers who need to be near the port, airport, or other industrial clusters.
Location of Lam Soon Industrial Building. Map data: Google Maps, accessed August 2026.
Building & Facilities
The development is a ten-storey flatted factory block comprising roughly 150 strata warehouse and light-industrial units, served by a bank of passenger and cargo lifts and a loading area at the ground level. Floor-to-ceiling heights and floor loading are typical of 1990s flatted factory stock, generally adequate for light assembly, storage, workshops, and studio-type uses rather than heavy manufacturing or oversized machinery.
Common facilities are functional rather than lavish: a ground-floor canteen, shared loading bays, standard fire safety and sprinkler systems, and basic landscaping around the building perimeter. Units are typically handed over in bare or semi-fitted condition, so incoming occupiers should budget for fit-out works, electrical upgrades, and reinstatement costs depending on the unit’s prior use.
Given the building’s age, prospective buyers and tenants should conduct due diligence on the condition of common M&E systems, lift maintenance records, and any planned or ongoing MCST upgrading works. It is also worth verifying individual unit permitted-use approvals with URA and JTC/relevant authorities before committing, since not every strata unit carries identical use conditions.
Unit Types & Floor Plan Notes
Strata units at Lam Soon Industrial Building span a wide size range, from compact single-owner workshops to larger combined-lot warehouse spaces, which gives the building unusual flexibility for both small operators and mid-sized businesses looking to consolidate.
≈650 – 900 sq ft
Entry-level units suited to small workshops, storage-and-pickup operations, or single-owner trades with light foot traffic.
≈1,200 – 1,800 sq ft
The most commonly transacted size band, popular with SME manufacturers, design studios, and F&B commissary kitchens.
≈2,500 – 4,200 sq ft
Merged adjoining units offering more contiguous floor space, favoured by logistics and warehousing tenants needing storage depth.
≈5,000 sq ft and above
The largest strata configurations, typically held by owner-occupiers or investors leasing to established logistics operators.
Investment Case
Lam Soon Industrial Building’s appeal rests largely on its freehold status in a district where most comparable B1 stock sits on 30- or 60-year leasehold land. That structural difference, combined with a still-approachable PSF band relative to newer industrial parks, gives the building a distinct value proposition for owner-occupiers and small investors alike.
What Works
- Freehold tenure removes lease-decay pressure on financing and eventual resale.
- PSF pricing remains below many newer B1 developments in the west region.
- Dual MRT access via Hillview and Bukit Gombak stations improves staff commute options.
- Wide range of unit sizes suits both small owner-operators and larger logistics tenants.
- Surrounding residential and lifestyle amenities are unusually strong for an industrial address.
What to Weigh Carefully
- Building age means M&E systems and common areas may need upgrading over time.
- Distance from major port, airport, and core industrial clusters limits some occupier types.
- Loading and cargo-lift capacity can be tight relative to newer purpose-built ramp-up facilities.
- Past collective-sale attempts create some uncertainty around long-term redevelopment timing.
- Financing terms for older strata industrial stock can be more conservative than for new-build.
Who This Suits
The building is best suited to SME manufacturers, design and renovation firms, precision workshops, F&B commissary operators, and small logistics businesses that value a freehold, well-connected address over proximity to the port or airport. Owner-occupiers who plan to hold long-term will likely appreciate the absence of lease-decay risk, while investors chasing rental yield should focus on the more liquid, commonly transacted unit sizes rather than oversized or highly specialised lots, which can take longer to lease or resell.