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Performance Building Review

Performance Building Review
Industrial & Commercial Property Review — District 13

Performance Building

A mid-rise light-industrial stack on Kallang Way, wedged between the Macpherson and Potong Pasir estates and a short run from the PIE and KPE.

SGCPI Research Desk Updated August 2026 158 Kallang Way, Singapore 349245 ≈60-YR LEASEHOLD FROM 1996

Street-level view of Performance Building, 158 Kallang Way, Singapore 349245. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NamePerformance Building
Address158 Kallang Way, Singapore 349245
DistrictDistrict 13 (Macpherson / Potong Pasir)
Tenure≈60-year leasehold from 1996
Zoning / UseB1 Light Industrial
Built FormSingle 8-storey strata-titled industrial block
Land Area / GFA10,702 sqm land / 26,755 sqm GFA
Completion Year≈1996
Nearest MRTAljunied (EW9), Potong Pasir (NE10)
Key Road AccessKallang Way, Aljunied Road, PIE, KPE
Transacted PSF Range≈S$550 – S$750 psf
Sale Price Range≈S$550,000 – S$1,800,000
Asking Rent Range≈S$2.20 – S$3.00 psf/month
Occupier BaseSME workshops, renovation contractors, electrical works, wholesalers, light engineering

Location & Connectivity

Performance Building sits along Kallang Way, a well-established light-industrial corridor that threads through the Macpherson and Potong Pasir fringe of District 13. The estate has long served as an overflow zone for small and mid-sized manufacturers, trade contractors and warehousing operators who need proximity to the city without paying city-fringe office rents, and the building itself has built up a stable base of long-tenured occupiers across its eight floors.

Public transport access is workable rather than outstanding for an industrial address of this vintage. Aljunied MRT (EW9) on the East-West Line and Potong Pasir MRT (NE10) on the North-East Line are both within a 10 to 15-minute walk or a short bus ride, giving staff two separate line options depending on where they are commuting from. For road users, the building is a few minutes’ drive from both the Pan Island Expressway (PIE) and the Kallang Paya Lebar Expressway (KPE), which makes it a reasonably efficient base for businesses that need to move goods or staff across the island, including toward the airport, the port, or the northern industrial belt.

The immediate surroundings are functional rather than lifestyle-driven: neighbouring blocks along Kallang Way house a similar mix of light industrial and workshop uses, with basic F&B options, provision shops and a nearby NTUC FairPrice covering day-to-day needs for staff. Residential estates in Macpherson and Potong Pasir are a short walk away, and the Poiz Centre and Bendemeer Shopping Mall provide a fuller retail and dining option for staff on breaks or after work.

Location of Performance Building, 158 Kallang Way, Singapore 349245. Map data: Google Maps, accessed August 2026.

Building & Facilities

Performance Building is a single strata-titled industrial block rising to roughly eight storeys, with unit numbering that runs from the ground-floor levels up through #08. Floors are served by cargo and passenger lifts sized for typical light-industrial traffic, and the building’s footprint allows for a mix of smaller cellular units and larger combined-floor spaces, which is reflected in the wide spread of unit sizes currently listed for sale and rent.

Common facilities follow the standard for a building of this age and category: a shared loading and unloading bay at ground level, general common-area cleaning and security, and a basic ground-floor directory reflecting the dozens of SME tenants housed across the block. Units are typically handed over in bare or lightly fitted condition, so incoming occupiers should budget for their own fit-out, including power upgrades, partitioning, flooring finishes and any wet-trade or exhaust requirements specific to their operations.

Because the building was completed in the mid-1990s, prospective buyers and tenants should factor in an age-appropriate due-diligence check on building services — lift condition, roofing, fire safety systems and electrical capacity — as part of any purchase or long lease negotiation, alongside a standard title and MCST search before committing.

Unit Types & Floor Plan Notes

Strata units at Performance Building range from compact single-cell workshop lots through to combined multi-lot spaces suited to larger production or storage operations. The layout below reflects the broad bands typically seen listed for sale or rent in the building, drawn from current market listings rather than a single fixed floor plan.

Entry-Level

≈800 – 1,200 sqft

Single-cell units on mid to upper floors, suited to small workshops, storage-led businesses or a single-owner trade operation looking for an owner-occupied base.

Mid-Tier

≈1,500 – 2,200 sqft

The most commonly transacted band in the building, typically taken up by contractors, light manufacturers and wholesalers needing both office and production space.

Production / Storage

≈2,500 – 3,500 sqft

Larger single-lot or lightly combined units on lower to mid floors, favoured by operators needing more floor area for equipment, racking or vehicle-adjacent loading.

Combined Floor Space

≈5,000 sqft and above

Adjoining lots combined into a single larger footprint, occasionally available where an owner has consolidated several units on the same floor.

Ceiling height: ≈4.5m – 5.5m, depending on floor
Floor loading: ≈7.5 – 10.0 kN/sqm
Lifts: Passenger and cargo lift access to all floors
Power supply: 3-phase electrical supply available, subject to upgrade
Loading/unloading: Shared ground-floor loading bay

Investment Case

Performance Building sits in a familiar bracket for Singapore’s older B1 industrial stock: a well-located but ageing strata block where value is driven more by location and lease runway than by building specification. The case for and against a purchase here comes down largely to how a buyer weighs remaining lease against price, and whether their business genuinely needs the connectivity Kallang Way offers.

What Works

  • Dual MRT access via Aljunied and Potong Pasir stations, unusual for an older industrial estate
  • Quick access to both the PIE and KPE for logistics-sensitive operations
  • Established, active SME occupier base across a wide range of trades
  • Range of unit sizes allows flexible entry points for owner-occupiers and investors
  • City-fringe location keeps staff commutes shorter than outer industrial estates

What to Weigh Carefully

  • Building age means shorter remaining lease and closer scrutiny from lenders
  • Bare or dated common areas may need buyer-funded upgrading over time
  • Limited on-site parking relative to demand during peak hours
  • Resale liquidity depends heavily on unit size and remaining lease at point of sale
  • Rental yields are capped by the age and specification of comparable stock nearby

Who This Suits

Performance Building suits owner-occupiers running small to mid-sized trade, contracting, wholesale or light manufacturing businesses that value being close to two MRT lines and two expressways over having brand-new building specification. It also works for investors comfortable with an older B1 asset, provided they underwrite the purchase against the remaining lease rather than assuming indefinite holding, and price rental expectations in line with the building’s age and finish level. It is less suited to businesses that need modern column-free floor plates, higher floor loading for heavy machinery, or a longer lease runway for financing purposes — those occupiers are generally better served by newer purpose-built industrial developments elsewhere on the island.

Frequently Asked Questions

What is Performance Building zoned for, and what activities are allowed?
Performance Building is zoned B1 Light Industrial under URA’s Master Plan. This permits clean, non-pollutive light industrial, manufacturing, workshop, warehousing and ancillary office use, provided the activity does not generate excessive noise, odour or emissions that would affect surrounding premises. Retail use is generally restricted to a small ancillary component tied to an approved industrial activity, not a standalone shopfront. Buyers or tenants planning a specific use — such as F&B preparation, heavier machining, or storage of certain chemicals — should verify permissibility with URA and check the unit’s approved use before committing, since B1 zoning does not automatically allow every type of business activity.
Can foreigners buy strata industrial units at Performance Building?
Yes. Industrial property in Singapore, including strata units at Performance Building, is not covered by the Residential Property Act, so there is no general restriction on foreign individuals or foreign-owned companies purchasing units here. This is one of the reasons industrial strata has attracted overseas investors seeking Singapore-dollar exposure without the residential ownership restrictions that apply to condominiums and landed housing. That said, foreign buyers should still budget for the applicable stamp duties, arrange financing with a bank comfortable lending against an older B1 asset, and factor in that some financing packages for foreign purchasers carry a lower loan-to-value ratio than for local buyers.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase here?
ABSD is a residential property measure and does not apply to industrial purchases such as a strata unit at Performance Building. Buyers pay Buyer’s Stamp Duty (BSD) on the purchase price, but not the additional residential-specific surcharge that applies to second or subsequent home purchases, or to purchases by foreigners buying residential property. This is a key reason industrial strata has remained attractive to investors who already own residential property and want to avoid ABSD exposure. It does not mean the purchase is duty-free, however, so buyers should still confirm the applicable BSD tiers with their conveyancing lawyer before exchanging.
Is Seller’s Stamp Duty (SSD) something buyers need to plan around?
Industrial property in Singapore is subject to its own SSD regime, separate from the residential one, and buyers should check the current holding period and rates in force at the time of purchase, since these have been adjusted by the government over time. If SSD applies within the relevant holding period, it is charged on a percentage of the price or market value on a sliding scale, reducing the further the sale is from the purchase date. Investors planning a shorter hold — for example, buying to renovate and flip — should factor SSD into their exit-price calculations before committing to a purchase timeline.
What Buyer’s Stamp Duty (BSD) should a purchaser budget for?
BSD applies to all property purchases in Singapore, including industrial strata units at Performance Building, and is calculated on a tiered percentage of the purchase price or market value, whichever is higher. Buyers should obtain a precise figure from their conveyancing lawyer or the IRAS BSD calculator once a firm price has been agreed, since the tiered rates increase at higher purchase price bands. BSD is payable regardless of whether the buyer is a Singapore citizen, permanent resident, foreigner or company, and it should be included in the total transaction budget alongside legal fees, valuation costs and any financing-related charges.
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 is generally chargeable on the transaction and the buyer should confirm this upfront, as it materially affects the all-in cost. If the seller is an individual or non-GST-registered entity, no GST is charged. Buyers should always ask the seller or their agent to confirm GST status in writing before finalising an offer, and factor any applicable GST into their financing and cash-flow planning alongside stamp duties.
How does the remaining lease affect financing for a unit here?
With Performance Building’s tenure estimated at roughly 60 years from a mid-1990s completion, the remaining lease sits at a level where banks will scrutinise loan tenure more closely than they would for a newer or freehold industrial asset. Lenders typically cap the loan tenure so that the loan is fully repaid well before lease expiry, which in turn caps the maximum loan-to-value ratio available, particularly for older units. Buyers should get an indicative financing assessment from more than one bank before committing to a purchase, since appetite and terms for ageing leasehold industrial stock can vary meaningfully between lenders.
What rental yield can an owner realistically expect?
Based on the indicative asking rent range of roughly S$2.20 to S$3.00 psf per month against a transacted price range of roughly S$550 to S$750 psf, gross rental yields for units at Performance Building are likely to fall in a broad mid-single-digit percentage range annually, though actual returns depend heavily on unit size, floor level and how quickly a vacant unit is re-let. Investors should stress-test their own yield assumptions against current listings rather than relying on averages, and budget for periods of vacancy between tenancies, since older industrial buildings can see slower re-letting than newer, better-specified stock in the same micro-market.
How does the building’s age affect ongoing costs and buyer decisions?
Completed in the mid-1990s, Performance Building is now roughly three decades old, which means common building services — lifts, roofing, fire protection systems and shared electrical infrastructure — are more likely to need periodic capital works than in a newer development. This can translate into higher or less predictable maintenance fees over time, and buyers should ask the MCST for recent sinking fund statements and any planned major works before purchasing. Individual units may also need buyer-funded upgrading of finishes, wiring or plumbing, so a physical inspection and a check of any past additions and alterations approvals are worthwhile steps before committing.
What are the odds of an en-bloc sale or redevelopment?
There is no confirmed en-bloc or collective sale process underway at Performance Building at the time of writing, and any future attempt would require the statutory majority of strata owners to agree under Singapore’s collective sale legislation, which is a lengthy and uncertain process even where it is eventually pursued. Given the building’s age and industrial zoning, a future redevelopment is a plausible long-term scenario for the estate broadly, but buyers should not treat it as a near-term catalyst or factor it into a short-term investment case. It is best viewed as a long-run possibility rather than a specific, dated event.
What is the parking and loading/unloading situation like?
Performance Building has on-site parking serving tenants and visitors, along with a shared ground-floor loading and unloading bay used across the building’s occupiers. As with many older industrial blocks in the Kallang Way area, parking availability can tighten during peak business hours given the density of SME tenants across eight floors, so businesses with frequent vehicle traffic or regular deliveries should factor in some queuing or scheduling around loading bay use. Prospective buyers or tenants with heavy logistics needs should visit at different times of day to assess actual parking and loading conditions before committing to a unit.
What are typical MCST or maintenance fees for units here?
Maintenance fees at Performance Building are set and reviewed periodically by the Management Corporation Strata Title (MCST) and generally scale with a unit’s strata share value, which is usually tied to floor area. As with most ageing industrial buildings, fees can trend upward over time as sinking fund contributions are adjusted to cover major repairs and upgrading works. Prospective buyers should request the latest maintenance fee schedule, MCST meeting minutes and sinking fund position from the seller or agent as part of due diligence, since these figures directly affect the ongoing cost of ownership and should be built into any yield calculation.
How liquid is the resale market for units at Performance Building?
Resale liquidity for units at Performance Building tends to track the broader older-industrial segment in Singapore: smaller, well-priced units in the entry-level and mid-tier size bands generally transact more readily than larger combined-floor spaces, which have a narrower pool of buyers. Liquidity is also sensitive to the remaining lease at the point of sale, since financing constraints tighten as the lease shortens, which can lengthen marketing periods for older units. Sellers and buyers alike should treat recent comparable transactions, rather than asking prices alone, as the most reliable guide to how quickly a given unit is likely to sell.
What types of businesses are best suited to this building?
Given its B1 zoning, unit mix and occupier history, Performance Building suits light manufacturing, trade and renovation contracting, electrical and building services firms, wholesale and distribution operations, and general workshop-based businesses that need production or storage space with reasonable transport access rather than a premium office environment. It is less suited to heavier industrial processes requiring high floor loading or large uninterrupted floor plates, food-related businesses needing full commercial kitchen infrastructure, or any use requiring a public retail frontage, given the building’s zoning and internal layout. Prospective occupiers should always confirm their intended use is permitted before signing a lease or completing a purchase.

This article is provided for general informational purposes only and does not constitute investment, legal, tax or financial advice. Figures marked with “≈” are reasoned estimates based on publicly available data and comparable market information at the time of writing, and should be independently verified before any transaction decision. Readers should conduct their own due diligence and consult qualified professionals, including a licensed property agent, lawyer and financial adviser, before buying, selling or leasing any property referenced here.

© 2026 SG Commercial Property Insights. All rights reserved.

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