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

LHK2 Building Review

LHK2 Building Review
Light Industrial & Commercial Property Review — District 13

LHK2 Building

A budget-friendly B1 light industrial address steps from Tai Seng MRT, popular with small offices, storage users and light industrial tenants.

SGCPI Research Desk Updated 26 August 2026 76 Playfair Road, Singapore 367996 ≈60-YR LEASEHOLD FROM 1996

Street-level view of LHK2 Building, 76 Playfair Road. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameLHK2 Building
Address76 Playfair Road, Singapore 367996
DistrictDistrict 13 (Macpherson / Potong Pasir)
Tenure≈60-year leasehold from 1996
Zoning / UseB1 Light Industrial
Built Form≈6-storey light industrial block, two lobby cores
Land Area / GFA≈45,000 sq ft site / ≈180,000 sq ft GFA
Completion Year≈1996
Nearest MRTTai Seng (CC11), Bartley (CC12), MacPherson (CC10)
Key Road AccessPaya Lebar Road, MacPherson Road, PIE via Airport Road
Transacted PSF Range≈S$1,100 – S$1,300 psf
Sale Price Range≈S$500,000 – S$1,800,000
Asking Rent RangeS$490 – S$7,800 per month
Occupier BaseSmall offices, storage-cum-office suites, trading & light industrial firms, education/training and F&B back-of-house

Location & Connectivity

LHK2 Building sits along Playfair Road, within the well-established Tai Seng / Paya Lebar light industrial precinct in District 13. The surrounding streets are lined with similarly scaled B1 developments, giving the estate a consistent, low-rise industrial character rather than the glossier feel of newer business parks further along Kallang or Ubi. For owner-occupiers and small operators, this translates into a working environment with reasonably priced strata space, an established tenant mix, and easy proximity to a dense cluster of complementary trades, from printing and appliance distribution to logistics support and light manufacturing.

Connectivity is a genuine strength of this address. Tai Seng MRT Station (CC11) on the Circle Line is roughly a six-minute walk away, with Bartley (CC12) and MacPherson (CC10) both also within reach for staff and visitors coming from other parts of the island. Several bus stops sit directly outside neighbouring buildings along Playfair Road, supplementing the MRT link for last-mile access. Drivers benefit from quick connections onto Paya Lebar Road and MacPherson Road, which in turn feed into the Pan-Island Expressway via Airport Road, making deliveries and inter-company logistics runs across Singapore comparatively painless for a B1-zoned address.

Amenities in the immediate vicinity lean practical rather than lifestyle-driven, which suits the working population the building serves. Food options include nearby coffeeshops and food centres such as those around Trivex and Pereira Road, while Prime Supermarket and the Upper Serangoon Shopping Centre cover day-to-day grocery and retail needs within a short drive or bus ride. The absence of large-format malls nearby is typical of this industrial belt and is unlikely to matter much to occupiers whose staff and clients are drawn from the surrounding business community rather than passing retail footfall.

Location of LHK2 Building. Map data: Google Maps, accessed August 2026.

Building & Facilities

LHK2 Building is a low-rise B1 light industrial development of roughly six storeys, accessed through two separate lobby cores that serve different wings of the block. Lift access runs to the upper floors from each lobby, and unit sizes span a wide range within the same building, from compact shared office and storage suites of around 50 to 200 sq ft up to combined office-warehouse units exceeding 5,000 sq ft. This mix means the building functions almost like a vertical business park, housing everything from one-person storage tenants to larger fitted-out operations under a single roof.

Common facilities are functional rather than lavish, consistent with the building’s age and B1 positioning. Several tenants operate shared meeting rooms, pantries and washroom facilities within their own fitted units rather than the building providing extensive centralised amenities, and many smaller suites are marketed with round-the-clock access, which is a meaningful convenience for shift-based or logistics-oriented occupiers. Ground-floor loading and a carpark support lorry access for goods movement, a practical necessity for a building that continues to attract genuine light industrial and trading tenants rather than purely office users.

Prospective buyers and tenants should treat due diligence as essential given the building’s age. This includes confirming the unit’s approved use falls within permitted B1 activities, reviewing the condition of shared mechanical and electrical systems, checking the MCST’s maintenance fund and any planned major works, and verifying fire safety and loading compliance for the specific unit and intended use. Engaging a qualified inspector or the managing agent before committing is a sensible step for any unit at this stage of the building’s life cycle.

Unit Types & Floor Plan Notes

Because LHK2 Building was fitted out over time by a wide range of small businesses, its unit stock is genuinely varied rather than following a single standard layout. Buyers and tenants should expect to compare several configurations rather than a uniform floor plan, and to budget time for a physical viewing given how differently each floor and lobby has been subdivided.

Shared Office Suite

≈50 – 200 sq ft

Compact windowed or window-less rooms suited to solo operators or two-person teams, often listed with utilities, Wi-Fi and shared meeting rooms included in the rent.

Light Industrial Unit

≈600 – 1,500 sq ft

Self-contained strata units suited to small trading, assembly or storage operations, typically with individual toilet facilities and direct lobby access.

Combined Office-Warehouse

≈1,500 – 3,000 sq ft

Larger strata units that split floor area between a front office zone and rear storage or light production space, popular with established SME occupiers.

F&B Fitted Unit

≈5,000 – 5,200 sq ft

Larger fitted-out spaces such as coffeeshop or food-centre formats, reflecting the building’s mixed occupier base beyond pure office and storage use.

Ceiling Height: ≈3.0 – 3.5m, unit-dependent
Floor Loading: ≈7.5 – 10 kN/m², typical B1 standard
Lift Access: Passenger/cargo lifts serving both Lobby 1 and Lobby 2
Power Supply: Three-phase electrical supply available to most units
Loading / Unloading: Ground-floor loading bay with carpark and lorry access

Investment Case

LHK2 Building’s appeal rests on affordability and connectivity rather than architectural prestige. It suits buyers looking for accessible entry pricing into a B1 address with a strong MRT link, but the case weakens for anyone expecting institutional-grade specifications or rapid capital appreciation.

What Works

  • Roughly six-minute walk to Tai Seng MRT (CC11), with Bartley and MacPherson also within reach.
  • Entry pricing and rents remain accessible compared with newer B1 stock in the Tai Seng / Paya Lebar corridor.
  • Wide range of unit sizes allows flexible entry points for solo operators through to established SMEs.
  • Established, consistently occupied light industrial estate with a diversified, resilient tenant base.
  • Good expressway access via Paya Lebar Road and MacPherson Road onto the PIE for logistics-dependent tenants.

What to Weigh Carefully

  • Building age of roughly three decades means higher likelihood of ageing mechanical, electrical and common-area systems.
  • Remaining leasehold tenure will shorten financing options and resale appeal over time.
  • B1 zoning restricts occupier types and excludes many general commercial or retail uses.
  • Facilities are basic; buyers should not expect institutional-grade common areas or amenities.
  • Smaller strata units can face thinner resale demand than larger, more flexible floor plates.

Who This Suits

LHK2 Building is best suited to owner-occupiers and small business tenants who prioritise a low entry cost and strong MRT connectivity over building age or premium finishes. Solo consultants, small trading firms, light assembly operations, storage-dependent businesses and training or education operators are all well represented in the current tenant mix, and the building’s flexible unit sizes make it easy to right-size a footprint as a business grows. It is less suited to occupiers requiring modern column-free floor plates, high ceiling clearances for racking-intensive logistics, or a corporate-grade lobby and common-area experience, all of which are better found in newer purpose-built business park developments elsewhere in the east.

Frequently Asked Questions

What is LHK2 Building zoned for, and what activities are permitted?
LHK2 Building is zoned B1 Light Industrial under URA guidelines, which permits clean, non-pollutive light industrial, warehousing, workshop and ancillary office use. It generally does not permit general retail, F&B as a primary use, residential occupation, or heavy industrial processes with significant noise, emissions or pollution. Any F&B or education use, as seen in some units, typically requires specific change-of-use approval or falls under an ancillary or permitted category rather than a blanket allowance. Buyers and tenants should always verify the approved use of a specific unit with URA and the seller before committing, since permitted use can vary strata-lot by strata-lot within the same building, and unauthorised use can trigger enforcement action.
Can foreigners buy a unit at LHK2 Building?
Yes. Industrial and commercial properties such as LHK2 Building are not covered by the Residential Property Act, so foreign individuals and foreign-owned companies can generally purchase strata units here without the restrictions that apply to landed and many residential properties in Singapore. This makes B1 industrial buildings a relatively accessible entry point for overseas investors and regional business owners seeking a Singapore base. That said, foreign buyers should still budget for financing differences, since local banks may apply different loan-to-value ratios or documentation requirements for non-resident purchasers, and should factor in the practicalities of managing a Singapore-based B1 unit remotely, including compliance with permitted-use rules.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase here?
ABSD applies to residential property purchases in Singapore and does not apply to industrial or commercial units such as those at LHK2 Building. This is one of the structural attractions of B1 industrial property for both local and foreign buyers, since it removes a significant upfront cost layer that weighs on residential transactions. Buyers will still need to budget for standard Buyer’s Stamp Duty, which does apply to all property types, along with legal and financing costs. Because stamp duty rules and rates are periodically revised by the Ministry of Finance and IRAS, buyers should confirm current rates with a conveyancing lawyer or IRAS directly before finalising a purchase.
What about Seller’s Stamp Duty (SSD) if I resell early?
Industrial properties, including light industrial units like those at LHK2 Building, are subject to Seller’s Stamp Duty if sold within a specified holding period after purchase, which for industrial property has historically been three years, with rates scaled down the longer the unit is held. This is designed to discourage short-term speculative flipping in the industrial segment. Investors intending to hold for the medium to long term are largely unaffected, but anyone considering a quick resale should factor SSD into their exit math from the outset. As with other duties, exact rates and holding periods should be confirmed against current IRAS guidance before transacting.
How much Buyer’s Stamp Duty (BSD) should I budget for?
Buyer’s Stamp Duty applies to all property purchases in Singapore, including industrial units at LHK2 Building, and is calculated on a tiered percentage of the higher of the purchase price or market value. For a unit priced in the low hundreds of thousands to around S$1.8 million, as seen in recent LHK2 Building listings, BSD typically falls in the low single-digit percentage range of the transaction value once tiered rates are applied. Buyers should ask their conveyancing lawyer for an exact calculation based on the final agreed price, and should build this cost into their total acquisition budget alongside legal fees, agent commission and any renovation costs.
Is GST payable on the purchase price?
Whether GST applies depends on the seller’s GST registration status rather than the property type itself. If the seller is a GST-registered entity selling in the course of business, GST may be chargeable on top of the purchase price for a commercial or industrial unit; if the seller is an individual or non-GST-registered entity, it typically does not apply. Some LHK2 Building rental listings explicitly note “No GST,” which reflects this seller-specific treatment on the rental side and illustrates why the position varies unit by unit. Buyers and tenants should always clarify GST treatment directly with the seller, landlord or their agent before signing any offer.
How does financing work given the building’s remaining lease?
With an estimated 60-year leasehold commencing around 1996, LHK2 Building has a substantial remaining tenure today, but banks in Singapore typically cap loan tenure so that the loan is fully repaid before the lease runs out, and loan-to-value ratios can taper as remaining lease shortens. Buyers using CPF funds for commercial or industrial purchases should also note that CPF usage rules differ from residential property and are generally more restrictive. It is worth approaching two or three banks for indicative terms before making an offer, since industrial property financing packages, interest rates and maximum loan quantums can vary meaningfully between lenders for a building of this age and tenure profile.
What kind of rental yield can I expect?
Based on recent listings, small suites at LHK2 Building have rented in a wide range from roughly S$3.85 to over S$11 per sq ft per month depending on unit size and fit-out, with smaller shared-office suites commanding a higher rate per square foot than larger combined office-warehouse units. Against typical strata sale prices in the ≈S$1,100 to S$1,300 psf range, gross yields for well-let small units can appear attractive on paper, though investors should stress-test assumptions with realistic vacancy periods, agent commissions and maintenance costs. Smaller, flexible units tend to see steadier turnover and demand than larger, more specialised spaces, which can sit vacant longer between tenants.
How old is the building and does that matter?
LHK2 Building is estimated to have been completed around 1996, making it roughly three decades old, which is a meaningful consideration for both financing and day-to-day operations. Older B1 buildings can have dated lift systems, electrical capacity constraints and less efficient common-area maintenance compared with newer business park stock, and buyers should factor in potential future upgrading or repair costs via the MCST’s sinking fund. That said, an established building of this age also tends to have a settled, predictable tenant community and a track record of stable occupancy, which can offset some of the concerns that come with an ageing physical structure.
What are the odds of an en-bloc sale or redevelopment?
There is no public indication of an imminent en-bloc sale or collective redevelopment at LHK2 Building, and industrial strata en-bloc sales in Singapore generally move more slowly than residential ones due to a smaller pool of specialised buyers and stricter approval thresholds under the Land Titles (Strata) Act. Given the building’s age and the broader trend of older industrial stock eventually being consolidated or redeveloped, it is not an impossibility over a long horizon, but it should be treated as a low-probability, long-dated scenario rather than a near-term catalyst. Buyers should base their investment case primarily on rental income and operational use rather than speculative redevelopment upside.
What’s parking and loading/unloading like?
LHK2 Building provides an on-site carpark along with a ground-floor loading area that supports lorry access for goods movement, which is a practical requirement for many of its light industrial and trading tenants. Parking availability at older B1 buildings in this estate can be tighter than at newer developments with dedicated multi-storey carparks, particularly during peak business hours, so prospective tenants with frequent vehicle or delivery needs should visit at different times of day to gauge real-world availability. Loading bay access is generally easier to secure for scheduled deliveries than for ad hoc use, and coordinating with the building management or MCST in advance is advisable for larger consignments.
What are maintenance / MCST fees like?
As a strata-titled development, LHK2 Building is managed by a Management Corporation Strata Title (MCST) council, which levies monthly maintenance fees to cover common-area upkeep, security, cleaning, lift servicing and the building’s sinking fund for major repairs. Exact fee levels vary by unit size and share value and should be confirmed directly with the MCST or managing agent before purchase, particularly given the building’s age and the likelihood of upcoming major maintenance items such as lift overhauls or facade works. Buyers should also review recent AGM minutes and the sinking fund balance where possible, since these give a clearer picture of the building’s near-term capital expenditure outlook than fee levels alone.
How liquid is resale at LHK2 Building?
Resale liquidity at LHK2 Building appears moderate and is likely to vary by unit type. Smaller, more affordably priced office and storage suites tend to attract a broader pool of owner-occupier and small-investor buyers, supporting relatively steady turnover, while larger combined office-warehouse or specialised fitted units may take longer to sell given a narrower buyer pool. Overall transaction volumes for this specific building are modest, which is typical for a small strata industrial development rather than a large landmark project, so sellers should plan for a realistic marketing period and price expectations grounded in comparable listings rather than assuming rapid turnover on any given unit size.
What business types suit this building best?
The current tenant mix at LHK2 Building points clearly to its sweet spot: small trading and distribution firms, light assembly or workshop operations, storage-dependent businesses, training and education providers, and back-of-house F&B or food-centre operations. These occupier types benefit most from the building’s affordable entry pricing, flexible unit sizes and strong MRT connectivity, without needing the column-free floor plates or heavy-duty loading infrastructure found in purpose-built logistics facilities. Businesses requiring large continuous floor plates, high racking clearances, or a premium corporate address for client-facing meetings are generally better served by newer business park developments elsewhere in the eastern industrial corridor.

This article is for general informational purposes only and does not constitute financial, legal, investment or property advice. Figures such as pricing, rental ranges, tenure, land area and completion year marked with “≈” are reasoned estimates based on publicly available listings and third-party sources at the time of writing and should be independently verified with URA, the relevant MCST, a qualified property agent or legal counsel before any transaction decision. Property prices, rents, stamp duty rates and regulations are subject to change without notice.

© 2026 SG Commercial Property Insights. All rights reserved.

Back to Blog
WhatsApp