Project Overview

Location & Connectivity

Mapex sits along Jalan Pemimpin in the northern city-fringe of District 20, tucked between the Bishan and Thomson residential belts. The building fronts a quiet industrial stretch that has, over the past decade, become increasingly hemmed in by public housing, private condominiums and a landed enclave — a reflection of how tightly this pocket of the Rest of Central Region has been built up around what remains a working B1 estate.

Connectivity is a genuine strength here. Marymount MRT station on the Circle Line sits within a short walk of the building, while Bishan interchange station (Circle Line and North-South Line) and Upper Thomson station on the Thomson-East Coast Line are both within easy reach. For road users, the Central Expressway and Pan-Island Expressway are both accessible within minutes, giving occupiers quick routes north to Woodlands and Yishun, south to the city core, and east-west across the island — useful for businesses that need to move goods or staff across Singapore daily.

The immediate surroundings are unusually residential for a B1 estate: Sheng Siong Supermarket, FairPrice Finest and FairPrice outlets sit nearby, alongside Junction 8 and the newer Thomson Plaza-area malls for F&B and retail top-ups. Bishan Park and the wider Bishan-Ang Mo Kio Park green corridor are within a short drive, and established schools such as Raffles Institution, Catholic High School and Marymount Convent School are all in the vicinity — a detail more relevant to staff amenity than to the industrial use itself, but one that shapes the character of the estate.

Building & Facilities

Mapex is a single block rising eight storeys, combining ramp-up floors on the lower levels with flatted units above, all served by direct lift access. This hybrid built form is fairly typical of newer-generation B1 developments and gives occupiers a choice between drive-in access for goods-heavy operations and flatted units for lighter, staff-intensive uses. Having received its Temporary Occupation Permit at the end of 2016, the building is roughly a decade old at the time of writing — young by the standards of Singapore’s older industrial estates, most of which date to the 1970s and 1980s.

On-site parking runs to approximately 271 conventional car park lots, 3 accessible lots and 7 lorry lots, which is a reasonably generous provision for a strata industrial building of this size and supports both staff parking and light logistics. Units are typically handed over in a bare or light-industrial-spec shell, leaving fit-out — flooring, partitions, power upgrades, ventilation — to the individual owner or tenant, which is standard practice across comparable B1 stock in Singapore.

Because the estate now sits close to residential blocks on several sides, prospective occupiers should factor in the practical due-diligence points that come with any B1 building in a mixed setting: confirming that the intended use falls within permitted activities, checking noise, odour and vibration limits with the building’s MCST and, where relevant, with JTC or URA guidelines, and verifying loading-bay and lorry-lot allocation before committing to a unit that depends on regular goods movement.

Unit Types & Floor Plan Notes

Mapex was developed with 130 strata-titled production units plus a single larger staff canteen unit, giving the building a relatively uniform, small-format unit mix that suits SME-scale operations rather than large single-user factories. Individual production units range from roughly 1,636 sq ft to 1,959 sq ft, while the canteen unit is considerably larger at around 3,875 sq ft. The consistency in sizing makes comparisons across listings straightforward, though it also means buyers seeking a very large contiguous floor plate will typically need to combine adjoining units.

Investment Case

Mapex’s core appeal is straightforward: freehold tenure is unusual in Singapore’s B1 industrial segment, where the vast majority of strata stock sits on 30- to 60-year JTC leaseholds. Paired with strong MRT access and a relatively young building, that combination has kept the project on the radar of both owner-occupiers and small investors, even as pricing has moved up over the years.

Who This Suits

Mapex is best suited to owner-occupiers running light manufacturing, assembly, workshop or storage-led operations who value freehold tenure and want a building young enough to avoid near-term major maintenance issues. It also appeals to small investors comfortable with the niche, strata-titled B1 segment who are prepared to hold for the medium to long term rather than seek quick turnover. Businesses needing a large single floor plate, heavy manufacturing processes, or a general office/commercial use should look elsewhere, as the unit sizes and B1 zoning here are geared toward smaller-scale, compliant light industrial operations.

Frequently Asked Questions