North Link Building
A large ramp-up light industrial estate in Sembawang, priced for occupiers who value floor plate over address.
Street-level view of North Link Building, 10 Admiralty Street, Singapore 757695. Imagery: Google Street View (user-contributed imagery), accessed August 2026.
Project Overview
Location & Connectivity
North Link Building sits at the northern edge of the Sembawang industrial belt, on Admiralty Street between the Admiralty Road West corridor and the older shipyard land closer to the Straits of Johor. It is an established working address rather than a fringe plot: the surrounding streets carry a continuous mix of flatted factories, workshops, dormitory blocks and freight yards, and heavy vehicle movement is normal here at all hours.
Road access is the property’s real strength. Admiralty Road West feeds directly into the Seletar Expressway and, by extension, the Bukit Timah Expressway, putting Woodlands Checkpoint within a short drive for operators running cross-border logistics into Johor. Public transport is the weaker leg. Sembawang MRT on the North South Line is roughly 2.6 kilometres away — a bus ride, not a walk — with Admiralty and Canberra stations serving the wider catchment. Staff without vehicles will rely on feeder bus services from Sembawang Bus Interchange.
Day-to-day amenities are adequate for an industrial estate. Several canteens and food halls operate within and immediately around the compound. Sun Plaza, Sembawang Shopping Centre and Causeway Point cover banking, groceries and retail within a short drive.
Location of North Link Building, 10 Admiralty Street, Singapore 757695. Map data: Google Maps, accessed August 2026.
Building & Facilities
The estate is ramp-up flatted factory accommodation of approximately six storeys, across a compound of roughly 64,594 square metres with gross floor area near 161,433 square metres. The defining feature is vehicular ramp access to upper floors, so lorries and 20-foot containers reach unit doors directly rather than queueing for a lift. A separate ground-level bay handles 40-foot containers, supported by cargo and passenger lifts.
Specifications suit storage and light production rather than precision or clean-room work. Floor-to-ceiling height is reported at roughly 5.6 metres clear, with floor-to-floor closer to 6.0 metres, giving room for racking or a mezzanine office — many units already carry developer-installed mezzanines with attached toilets. Floor loading is quoted at approximately 10 to 12.5 kN per square metre on typical upper floors, with individual listings citing up to 20 kN per square metre. Parking within the compound is generous and, per agent marketing, free.
Two due-diligence points deserve attention. First, the estate is marketed as B1 light industrial but individual units appear under B2 factory and warehouse descriptions, so permitted use must be confirmed per unit through URA and JTC records. Second, air-conditioning is generally absent outside mezzanine offices, and power capacity varies; upgrades to three-phase supply are a buyer cost.
Unit Types & Floor Plan Notes
Strata units here skew large. Recent transactions cluster in the 5,000 to 5,600 square foot band, so the estate suits occupiers needing a full floor plate rather than a compact bay. Smaller subdivided units trade, but they are the exception.
≈1,500 – 2,500 sqft
Subdivided bays suited to workshops, servicing and light assembly. Least common format; expect limited choice and thinner comparable evidence when pricing.
≈3,000 sqft
The practical entry point for occupiers needing ramp access with a mezzanine office. Recent rental listings at this size include fitted stock at premium asking rates.
≈5,188 sqft
The benchmark unit type and the size behind most recorded transactions. Typically column-free, squarish, with two window rows and a built-in mezzanine.
≈5,500 – 5,600 sqft
Larger bays traded under warehouse descriptions. Best matched to storage and distribution users rather than production, subject to confirming permitted use.
Investment Case
The pitch is straightforward: functional ramp-up industrial space at some of the lowest capital values in the strata market, bought against a lease now past its halfway mark. Everything favourable and everything problematic flows from that trade-off.
What Works
- Entry pricing near S$254 – S$372 psf, well below comparable ramp-up stock closer to town.
- Ramp access to unit doors is genuinely scarce and hard to replicate in older estates.
- Large, column-free floor plates with developer mezzanines already in place.
- Deep, diversified occupier base of roughly 1,100 live entities reduces single-tenant risk.
- Direct SLE and BKE access, with Woodlands Checkpoint within easy reach for cross-border operators.
What to Weigh Carefully
- Roughly 33 years of lease remaining, with value decay accelerating as the term shortens.
- Financing tightens sharply on shorter leases; loan tenure and quantum may disappoint.
- Zoning is inconsistently described across listings; permitted use must be verified per unit.
- MRT is a bus ride away, which narrows the tenant pool for staff-heavy operations.
- Large unit sizes limit the buyer pool at resale and lengthen marketing periods.
Who This Suits
This building fits owner-occupiers with vehicles at the centre of their operation: distribution and trucking firms, joinery workshops, printers, equipment servicing outfits and fulfilment operators who need to drive to their door and store height. It also suits yield-focused investors who understand short-lease industrial and price the decay honestly rather than reading the low headline psf as a discount. It is a poor fit for businesses needing a client-facing address, air-conditioned production space, or staff who commute by train. Buyers hoping for capital appreciation from a lease expiring in 2059 should look elsewhere.