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Sen Kee Logistics Hub Review

Sen Kee Logistics Hub Review
Industrial & Logistics Property Review — District 22

Sen Kee Logistics Hub

A ramp-up warehouse facility anchored on Pandan Avenue’s logistics corridor, built for direct loading and expressway access.

SGCPI Research Desk Updated August 2026 21 Pandan Avenue, Singapore 609388 ≈30-YR LEASEHOLD FROM ≈1996

Street-level view of Sen Kee Logistics Hub, 21 Pandan Avenue, Singapore 609388. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameSen Kee Logistics Hub
Address21 Pandan Avenue, Singapore 609388
DistrictDistrict 22 (Boon Lay / Jurong / Tuas)
Tenure≈30-year leasehold (from ≈1996)
Zoning / UseB2 Heavy Industrial — Warehouse & Logistics
Built Form5-storey ramp-up logistics facility
Land Area / GFA≈18,252 sqm land / ≈45,628 sqm GFA
Completion Year≈1996
Nearest MRTClementi (EW23), Dover (EW22)
Key Road AccessAyer Rajah Expressway (AYE)
Transacted PSF Range≈S$320 – S$420 psf
Sale Price Range≈S$1.8 million – S$6.5 million
Asking Rent RangeS$2.00 – S$3.00 psf/month
Occupier BaseAnchored by Senkee Logistics Pte Ltd; freight, equipment-trading and warehousing tenants

Location & Connectivity

Sen Kee Logistics Hub sits along Pandan Avenue in Singapore’s western industrial belt, part of the broader Boon Lay / Jurong / Tuas planning zone that has long served as the operational backbone of the island’s manufacturing, trading and logistics sectors. The immediate surroundings are dominated by established industrial and warehousing developments, giving the building a genuinely industrial working context rather than a mixed-use one.

Vehicular access is the property’s clearest strength: it sits close to the Ayer Rajah Expressway, giving fast connections toward Tuas, Jurong Port, the Port of Singapore Authority facilities and onward to the city and airport. For staff and visitors relying on public transport, Clementi MRT (EW23) and Dover MRT (EW22) are the nearest stations, both a short bus or drive away, with several bus stops directly along Pandan Avenue and Pandan Road.

Everyday amenities are modest but present, including nearby eateries, a hawker centre and a Sheng Siong supermarket within the estate, while West Coast Plaza provides a fuller retail and banking option a short drive away. This is a working industrial precinct first, with lifestyle amenities functioning as a convenience rather than a draw.

Location of Sen Kee Logistics Hub. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development is configured as a five-storey ramp-up logistics facility, a built form specifically engineered so that heavy goods vehicles can drive directly onto upper floors rather than relying solely on ground-level loading. Direct loading and unloading bays are positioned at the building’s doorstep, a layout well suited to freight forwarding, warehousing and distribution operations that need frequent lorry turnover.

Common facilities are functional and industrial in character: vehicular ramps connecting all floors, multiple loading bays, and floor plates designed for pallet racking and bulk storage rather than office-style fit-outs. The building is understood to be substantially occupied by Senkee Logistics Pte Ltd as an anchor user, alongside a number of smaller logistics, trading and equipment-related businesses operating from individual units.

Given the building’s age of roughly three decades, prospective owners should commission an independent building condition survey covering structural elements, ramp surfaces, fire safety systems and mechanical & electrical infrastructure before committing, as older ramp-up facilities of this type periodically require capital expenditure to keep pace with modern logistics handling equipment.

Unit Types & Floor Plan Notes

As a strata-subdivided ramp-up warehouse, Sen Kee Logistics Hub offers a spread of unit configurations across its five floors, ranging from compact storage-cum-office units to larger single-floor logistics spaces suited to anchor occupiers. Exact layouts vary by floor and should be verified against the current strata plan before purchase.

Ground-Floor Loading Bay Unit

≈10,000 – 15,000 sq ft

Direct roller-shutter loading access, suited to high-turnover freight and distribution operations needing ground-level container or lorry access.

Upper-Floor Ramp-Up Warehouse Unit

≈5,000 – 8,000 sq ft

Reached via the building’s vehicular ramp, suited to mid-size storage, pallet racking and general warehousing use.

Compact Storage & Ancillary Office Unit

≈1,500 – 3,000 sq ft

Smaller footprint combining light storage with an ancillary office area, suited to owner-operators and smaller trading firms.

Whole-Floor Logistics Unit

≈15,000 – 20,000 sq ft

Consolidated single-floor space suited to anchor occupiers requiring large-scale bulk storage and consolidation activity.

Floor Loading: ≈15 – 20 kN/sqm (verify per floor before heavy racking)
Ceiling Height: ≈6.0 – 9.0 m clear, varies by floor
Ramp Access: ≈1:8 gradient vehicular ramp serving all upper floors
Loading / Docking: Direct lorry and container loading bays at multiple levels
Power Supply: Three-phase electrical supply, individually sub-metered per unit

Investment Case

Sen Kee Logistics Hub’s appeal rests on genuine industrial utility rather than speculative upside: purpose-built ramp-up specification, strong expressway access and an established anchor tenant give it real operating relevance for logistics users, though buyers should weigh thin public transaction data before committing capital.

What Works

  • Direct AYE access and proximity to Jurong Port and PSA facilities support efficient freight movement
  • Purpose-built ramp-up design allows heavy vehicles to load and unload on upper floors
  • Established anchor tenant (Senkee Logistics) provides a degree of income stability for co-owners
  • District 22 remains a core Singapore logistics catchment with resilient occupier demand
  • Reasonable public transport access via Clementi and Dover MRT for staff commuting

What to Weigh Carefully

  • Sparse recorded public transaction data makes independent valuation more difficult
  • Strata liquidity may be thin given the anchor-tenant concentration and niche industrial use
  • Leasehold tenure with an unconfirmed exact remaining term requires careful title due diligence
  • B2 zoning restricts occupier mix strictly to heavy industrial and logistics-related use
  • Building age of roughly three decades may call for capex on M&E and ramp upgrades

Who This Suits

Sen Kee Logistics Hub is best suited to freight forwarders, third-party logistics (3PL) operators, warehousing and distribution businesses, and equipment or bulk-goods traders who need genuine ramp-up loading capability rather than a generic industrial shell. Owner-occupiers valuing AYE and port proximity, and investors comfortable with a niche, thinly-traded B2 industrial asset held for steady rental income rather than short-term capital appreciation, are the most natural fit for this building.

Frequently Asked Questions

What can Sen Kee Logistics Hub units legally be used for?
The building is zoned B2 Heavy Industrial, which permits warehousing, logistics, freight handling and industrial or manufacturing-related activity, including uses that generate more noise, traffic or storage intensity than a general B1 development would allow. It is not approved for standalone retail, F&B, residential or pure office use. Any occupier must have a genuine industrial or logistics purpose tied to the space, and any change of use, subdivision, or fit-out that alters the approved activity should be checked against JTC and URA guidelines beforehand. Buyers planning a business that falls outside typical warehousing or light industrial activity should confirm permissibility with the authorities before purchase.
Can foreign individuals or companies buy a unit here?
Yes. Industrial properties like Sen Kee Logistics Hub fall outside the Residential Property Act, so there is no general restriction on foreign individuals or foreign-registered companies purchasing strata units here, unlike landed residential property. That said, financing terms for foreign buyers can differ from those available to Singapore entities, and some banks may require a local corporate presence or higher equity contribution. Buyers should also confirm whether their intended use requires any business licences tied to residency or local registration. Engaging a conveyancing lawyer early is advisable to confirm eligibility and structure the purchase correctly.
Does Additional Buyer’s Stamp Duty (ABSD) apply to this purchase?
No. ABSD in Singapore applies specifically to residential property purchases and does not extend to industrial or commercial assets such as Sen Kee Logistics Hub, regardless of the buyer’s residency status or how many other properties they already own. This is one of the reasons industrial strata units are often considered by investors seeking exposure outside the residential cooling-measure framework. However, buyers should not assume this means the purchase is duty-free altogether, since standard Buyer’s Stamp Duty and, where relevant, Seller’s Stamp Duty still apply to industrial transactions and should be budgeted for accordingly.
Is Seller’s Stamp Duty (SSD) a concern if I resell later?
Industrial properties are subject to their own SSD regime, which imposes a tiered duty on units sold within a specified holding period after purchase, with the rate stepping down the longer the property is held before the holding period lapses entirely. This is designed to discourage short-term flipping of industrial stock rather than genuine occupier or long-term investor activity. Because SSD rates and holding-period thresholds are periodically reviewed by the authorities, buyers planning a shorter holding horizon should verify the current schedule with IRAS at the time of purchase rather than relying on historical figures.
What Buyer’s Stamp Duty (BSD) should I budget for?
BSD applies to virtually all Singapore property purchases, including industrial strata units at Sen Kee Logistics Hub, and is calculated on a progressive scale against the higher of the purchase price or market value. For non-residential property such as this, the duty is computed using the prevailing non-residential BSD bands set by IRAS. Because BSD is payable regardless of buyer profile or financing structure, it should be factored into upfront acquisition costs alongside legal fees and any applicable GST. Buyers are encouraged to use IRAS’s official calculator or consult a conveyancing lawyer for an exact figure before exchanging contracts.
Does GST apply when buying an industrial unit here?
GST treatment depends on the seller’s GST-registration status rather than the property type alone. If the unit is sold by a GST-registered entity, GST is generally chargeable on the sale price in addition to BSD, whereas a sale by a non-GST-registered individual owner typically falls outside GST. GST-registered corporate buyers may, subject to normal input tax rules, be able to claim back GST incurred on a genuine business acquisition. Given the mix of individual and corporate ownership typical of strata industrial buildings, buyers should confirm the specific seller’s GST status early in negotiations to avoid budgeting surprises.
How does the remaining lease affect financing?
Sen Kee Logistics Hub is understood to sit on an estimated 30-year leasehold tenure from around 1996, meaning a meaningful portion of the original lease has already elapsed. Singapore banks typically cap industrial property loan tenures so that the loan is fully repaid well before lease expiry, and loan-to-value ratios can tighten as the remaining lease shortens. Buyers should independently verify the exact remaining lease term via SLA or the title deed, since this single figure materially affects both the maximum loan quantum available and the property’s long-term resale and redevelopment prospects.
What kind of rental yield can an owner expect?
Asking rents in the building have been observed in the region of S$2.00 to S$3.00 per square foot per month depending on unit size, lease term and loading-bay allocation, with larger units typically commanding the lower end of the range and smaller ad-hoc space the higher end. Against an estimated purchase PSF in the S$320 to S$420 range, this points to an indicative gross yield in the mid-single-digit percentage range before accounting for MCST fees, property tax and vacancy. Actual achievable yield will depend heavily on unit size, floor level and the tenant profile secured.
How does the building’s age affect buying decisions?
At an estimated completion year of around 1996, Sen Kee Logistics Hub is roughly three decades old, which is a normal age for established industrial stock in the Jurong area but does warrant closer technical due diligence than a newer building. Ramps, loading bay mechanisms, lifts, fire protection systems and electrical infrastructure should all be inspected for condition and any deferred maintenance. Older ramp-up buildings can also have lower floor-to-ceiling clearances or loading capacities than newer purpose-built logistics facilities, which may matter for occupiers using modern racking or automated handling equipment.
What are the odds of an en-bloc or redevelopment sale?
Collective sale of a strata industrial building generally requires owner consent thresholds of 80 percent (for buildings under 10 years old, not applicable here) or 90 percent for units in buildings the age of Sen Kee Logistics Hub, alongside sale committee formation and a formal collective sale process. With an anchor tenant occupying a substantial portion of the building and thin public transaction records suggesting a fragmented, less liquid ownership base, near-term en-bloc consensus appears unlikely without a specific market catalyst. Owners should treat any redevelopment upside as a long-dated possibility rather than a near-term investment thesis.
What is parking and loading provision like?
As a purpose-built ramp-up logistics facility, the building prioritises heavy-vehicle loading over car parking, with dedicated lorry and container loading bays positioned at ground level and vehicular ramp access enabling goods vehicles to reach upper floors directly. Car parking allocation for staff and visitors is typically more limited than in office-focused developments and may be shared or allocated by unit share value under the MCST’s house rules. Buyers whose operations depend on frequent staff or visitor parking, rather than goods vehicle access, should confirm the exact lot allocation attached to any specific unit before purchase.
What maintenance or MCST fees should I expect?
As a strata-titled development, Sen Kee Logistics Hub is managed by a Management Corporation Strata Title (MCST) body responsible for common property including ramps, lifts, loading areas, security and building exteriors. Monthly maintenance fees are apportioned by each unit’s share value and fund day-to-day upkeep as well as a sinking fund for larger capital works such as ramp resurfacing or roof repairs. Given the building’s age, prospective buyers should request recent MCST financial statements and minutes to understand current fee levels, any planned major works, and whether reserves are adequate for a building of this vintage.
How liquid is the resale market for units here?
Public property portals show little to no recorded recent transaction data for Sen Kee Logistics Hub, which suggests a genuinely thin resale market rather than simply incomplete reporting. This is consistent with a strata industrial building anchored by a single dominant tenant, where individual unit owners may hold for rental income over long periods rather than actively trading. Buyers should treat this as an illiquid, longer-hold asset class, budget for a potentially extended marketing period at exit, and rely on comparable transactions from nearby logistics buildings rather than this building’s own thin transaction history when forming valuation expectations.
What types of businesses are best suited to this building?
Given the B2 zoning and ramp-up warehouse configuration, the building suits freight forwarding and logistics operators, third-party warehousing and distribution companies, equipment and machinery traders, and businesses requiring bulk storage with direct vehicle loading access, similar to the anchor tenant Senkee Logistics and the smaller trading and transport firms already present on site. It is poorly suited to retail, F&B, showroom-style or office-centric businesses, which are either disallowed under the zoning or simply mismatched to the building’s industrial specification. Prospective occupiers should confirm their specific activity is permissible under B2 use before signing any lease or purchase agreement.

This article is provided for general informational purposes only and does not constitute financial, legal or investment advice. Figures marked with an approximation symbol are reasoned estimates based on publicly available listings and market data at the time of writing and should be independently verified before any purchase, lease or investment decision. Property values, rental rates, zoning permissions and stamp duty regulations are subject to change; readers should consult the relevant government agencies and licensed professionals for current, transaction-specific advice.

© 2026 SG Commercial Property Insights. All rights reserved.

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