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Shun Li Industrial Complex Review

Industrial & Commercial Property Review — District 14

Shun Li Industrial Complex

A freehold B1 light-industrial address on Sims Drive, wedged between Aljunied, Geylang Bahru and the Kallang River corridor.

SGCPI Research Desk Updated August 2026 705 Sims Drive, Singapore 387384 FREEHOLD

Street-level view of Shun Li Industrial Complex, 705 Sims Drive, Singapore 387384. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameShun Li Industrial Complex
Address705 Sims Drive, Singapore 387384
DistrictDistrict 14 (Geylang / Eunos / Paya Lebar)
TenureFreehold
Zoning / UseB1 Light Industrial
Built Form≈6-storey light-industrial complex with ground-floor loading bays
Land Area / GFA15,926 sqm land / 39,816 sqm GFA
Completion Year≈1996
Nearest MRTAljunied (EW9), Geylang Bahru (DT24), Kallang (EW10)
Key Road AccessKPE, ECP, PIE via Sims Avenue / Kallang Bahru
Transacted PSF Range≈S$772 – S$1,053 psf
Sale Price Range≈S$2,500,000 – S$2,800,000
Asking Rent Range≈S$1,800 – S$14,700 per unit/month
Occupier BaseLight manufacturing, F&B suppliers, trading and logistics SMEs, general workshops

Location & Connectivity

Shun Li Industrial Complex sits along Sims Drive in the Geylang planning area, a well-established light-industrial pocket sandwiched between the residential estates of Aljunied, Kallang and Geylang Bahru. The immediate surroundings are a mix of older HDB blocks, low-rise industrial buildings and neighbourhood retail, giving the complex a workaday, owner-occupier-friendly character rather than the polished business-park feel of newer developments further east. For SMEs that need to be close to the city centre without paying CBD-fringe rents, this stretch of Geylang has long served as a practical middle ground.

Connectivity is one of the site’s stronger cards. Aljunied MRT (EW9) on the East-West Line and Geylang Bahru MRT (DT24) on the Downtown Line are both within roughly 750 metres to 1 kilometre, giving staff and visitors two separate rail options into the city and beyond. Kallang MRT (EW10) is a short distance further and adds a third interchange point. By road, the site draws on the Kallang-Paya Lebar Expressway (KPE), East Coast Parkway (ECP) and Pan-Island Expressway (PIE), all of which are reachable within a few minutes via Sims Avenue and Kallang Bahru, making deliveries, loading and staff commutes reasonably efficient for a low-rise industrial estate this close to town.

Within walking distance, occupiers and their staff have access to a cluster of everyday amenities: several grocery and provision stores, hawker centres and coffee shops along Sims Drive and Geylang Bahru, and larger supermarkets such as NTUC FairPrice and Sheng Siong nearby. Bendemeer Shopping Mall, Kallang Wave Mall and Leisure Park Kallang are all within a short drive, useful for client meetings, F&B breaks or picking up supplies mid-shift. The CBD and Orchard Road are roughly 15 to 20 minutes away by car outside peak hours, and Changi Airport is a similar drive away via the ECP, which is a meaningful advantage for logistics and trading firms that need quick airport access.

Location of Shun Li Industrial Complex, 705 Sims Drive. Map data: Google Maps, accessed August 2026.

Building & Facilities

The complex is built as a mid-rise industrial block typical of Singapore’s mid-1990s B1 developments, with a ground-floor loading and unloading area, service lifts sized for pallet trucks and trolleys, and floor-to-floor heights suited to light manufacturing, assembly, storage and workshop use rather than heavy processing. Units are generally strata-titled, which has allowed a broad mix of small manufacturers, traders, F&B suppliers and service businesses to own or lease space here over the years rather than a single master tenant dominating the building.

Common facilities are functional rather than lavish: shared loading bays, lift lobbies, a basic common car park, and corridor access to individual units. There is no sky terrace, gym or concierge-style service found in newer integrated industrial developments — this is a working building built for operational efficiency, not a lifestyle-industrial hybrid. Handover condition on resale or rental units varies considerably by seller, ranging from bare-shell units awaiting fit-out to units retrofitted by outgoing tenants with mezzanine racking, partitioned offices or cold-room infrastructure, so on-site inspection before committing to any specific unit is essential.

Because the building was completed roughly three decades ago, prospective buyers and tenants should budget for a proper due-diligence pass on building age: check the condition of common M&E services, lift maintenance records, any past additions and alterations (A&A) works filed with the authorities, and whether the specific unit’s use complies with URA’s permitted B1 activities before signing. A short consultation with a qualified building surveyor or the MCST’s managing agent is a sensible step for any serious buyer.

Unit Types & Floor Plan Notes

Shun Li Industrial Complex offers a fairly wide spread of unit sizes across its strata layout, from compact single-user units suited to small workshops and storage tenants through to larger warehouse-format floors for logistics or bulkier manufacturing operations. The four broad configurations below reflect what typically comes to market.

Compact Unit

≈700 – 1,200 sqft

Entry-level strata units suited to small trading firms, light assembly or storage-plus-office use; typically single-level with a shared loading point.

Mid-Tier Factory

≈1,700 – 2,200 sqft

The most actively transacted size band, often fitted with a small office mezzanine and suitable for light manufacturing or workshop operations.

Warehouse Format

≈3,000 – 3,500 sqft

Larger single-level or split-level units with higher racking potential, popular with F&B suppliers, trading houses and small-scale logistics tenants.

Combined / Bulk Lot

≈4,500 sqft and above

Adjoining units combined by owner-occupiers needing larger continuous floor plates, subject to structural and MCST approval for any internal linking works.

Ceiling height: ≈4.5m to 6m clear, varying by floor
Floor loading: ≈7.5 – 10 kN/sqm typical for B1 use
Loading/unloading: Shared ground-floor bays, lorry and van access
Lifts: Passenger and goods/service lifts serving all floors
Power supply: Standard 3-phase supply to most units, subject to individual metering checks

Investment Case

Shun Li Industrial Complex appeals primarily to owner-occupiers and small landlords who value freehold tenure and rail connectivity over building age or facilities polish. The investment case rests on a fairly narrow but dependable catchment of light-industrial demand from businesses that need to stay close to town.

What Works

  • Freehold tenure removes lease-decay concerns that weigh on most B1 stock in Singapore.
  • Dual MRT access (Aljunied and Geylang Bahru) is unusually strong for a low-rise industrial estate.
  • Central location cuts commuting and logistics time versus outer industrial estates like Tuas or Sengkang.
  • Broad unit-size mix supports both small owner-occupiers and larger warehouse users.
  • Established occupier base signals stable, long-running demand rather than a speculative micro-market.

What to Weigh Carefully

  • Building age (≈three decades) means higher near-term maintenance and retrofit costs versus newer B1 stock.
  • Facilities are basic; there is no premium business-park positioning to draw a rental premium.
  • Strata ownership spreads decision-making across many owners, which can slow building-wide upgrading works.
  • Transacted PSF has shown a wide spread, so pricing discipline and comparable checks matter before offering.
  • Wide asking-rent range signals uneven unit condition; due diligence on the specific unit is essential.

Who This Suits

Shun Li Industrial Complex is best suited to owner-occupier SMEs in light manufacturing, trading, F&B supply or general services who want a permanent, freehold base close to the city without CBD-adjacent pricing. It also suits small landlords comfortable managing an older strata asset for steady rather than spectacular yield, and buyers who prioritise MRT access for staff and clients over building-grade finishes. It is less suited to occupiers needing heavy-industrial specifications, large single-floor plates, or the amenity-rich, Instagram-ready business-park environment offered by newer integrated developments — those buyers should look further east or west toward purpose-built industrial parks with higher floor loadings and modern M&E systems.

Frequently Asked Questions

What is Shun Li Industrial Complex zoned for, and what businesses can operate there?
The building is zoned B1 Light Industrial under URA’s Master Plan, meaning it permits clean, light manufacturing, assembly, storage, warehousing, and general workshop or trading activities that do not generate significant noise, pollution or heavy vibration. Typical occupiers include small manufacturers, F&B suppliers, logistics firms, trading companies and service businesses that need a warehouse or workshop base. Heavy industrial processes, activities requiring B2 zoning (such as certain chemical processing or heavy fabrication), and purely residential or unrelated commercial retail use are generally not permitted. Prospective buyers or tenants should always verify their specific intended use against URA’s permitted use list, or check with a qualified agent or the authorities, before committing to a purchase or lease agreement.
Can foreigners buy a unit at Shun Li Industrial Complex?
Yes. Industrial properties in Singapore, including strata units at Shun Li Industrial Complex, are not covered by the Residential Property Act, so there are no restrictions under that act preventing foreign individuals or foreign-owned companies from purchasing industrial units. This is one of the reasons industrial and commercial property is often attractive to foreign investors seeking Singapore real estate exposure without the residential ownership restrictions that apply to landed housing and, in some cases, condominiums. That said, foreign buyers should still budget for the standard Buyer’s Stamp Duty, financing considerations tied to remaining lease and building age, and should engage a local conveyancing lawyer familiar with industrial-property transactions to manage the purchase process correctly.
Does Additional Buyer’s Stamp Duty (ABSD) apply to industrial units here?
No. ABSD in Singapore applies specifically to residential property purchases and does not apply to industrial or commercial properties such as the units at Shun Li Industrial Complex. This is a meaningful cost advantage for investors compared with buying residential real estate, where ABSD rates can be substantial for second properties, companies, or foreign buyers. Buyers of industrial units instead pay the standard Buyer’s Stamp Duty (BSD) calculated on the higher of purchase price or market value, along with GST where applicable on the purchase. Always confirm current duty rates with IRAS or a property lawyer at the point of transaction, as government policy and rates can be revised over time.
How is Seller’s Stamp Duty (SSD) calculated if I resell my unit?
Industrial properties bought after the relevant policy date are subject to Seller’s Stamp Duty if sold within the holding period set by IRAS, which for industrial property has historically been up to three years from the date of purchase. The SSD rate typically steps down the longer the property is held — for example, a higher percentage in year one, tapering in years two and three, and no SSD once the holding period has passed. This is designed to discourage short-term flipping of industrial stock. Investors planning to hold Shun Li Industrial Complex units for owner-occupation or medium-term leasing are unlikely to be affected, but short-term flippers should factor SSD into their exit-cost calculations before purchasing.
What Buyer’s Stamp Duty (BSD) and GST should I budget for?
BSD is payable on all Singapore property purchases, including industrial units, and is calculated on a tiered percentage basis applied to the purchase price or market value, whichever is higher — the effective rate typically rises with the transaction value. On top of BSD, if the seller is GST-registered, GST is chargeable on the sale price for a commercial or industrial property, which is an important distinction from residential transactions where GST generally does not apply. Buyers should ask upfront whether the seller is GST-registered, as this materially affects total acquisition cost, and should have their lawyer or accountant confirm the exact BSD and GST figures before signing the Option to Purchase.
How does financing work for a freehold industrial unit like this compared with leasehold stock?
Freehold tenure at Shun Li Industrial Complex is generally viewed favourably by banks because there is no lease-decay risk affecting the loan tenure or the property’s long-term collateral value, unlike short-leasehold industrial buildings where remaining lease can restrict loan quantum and tenure as the lease shortens. Banks typically apply loan-to-value limits specific to industrial property, which are usually more conservative than residential financing, and may factor in the applicant’s business financials if the purchase is via a company. Buyers should approach two or three banks for indicative terms, as loan quantum, interest rate and tenure can vary meaningfully, and should confirm whether the loan will be under personal or corporate name before finalising financing.
What kind of rental yield can owners expect at Shun Li Industrial Complex?
Based on the current asking rent range of roughly S$1,800 to S$14,700 per unit per month against sale prices around S$2,500,000 to S$2,800,000 for larger lots, and psf transaction levels of roughly S$772 to over S$1,000, gross yields for typical mid-sized units in this building tend to sit in a moderate band consistent with older, centrally located B1 stock — generally more modest than newer industrial parks with premium fit-outs, but supported by steady demand from SMEs valuing the location. Actual yield varies significantly by unit condition, size and tenant type, so investors should model realistic rent based on comparable recent transactions rather than the top of the asking range, and stress-test for vacancy periods between tenancies.
How does the building’s age affect a buying decision?
Shun Li Industrial Complex was completed roughly three decades ago, which means M&E systems, common-area finishes and individual unit fit-outs are correspondingly aged compared with newer integrated industrial developments. This is not unusual for centrally located freehold industrial stock, but buyers should factor in likely near- to medium-term costs for re-wiring, roof or waterproofing works, lift servicing, and possible unit-level renovation. On the positive side, older buildings in established locations often carry proven tenant demand and a track record of transactions to benchmark against, which can offset the higher maintenance-cost consideration for buyers who value location and tenure certainty over building newness.
What are the odds of an en-bloc sale or redevelopment at this site?
En-bloc potential for a strata-titled industrial building like Shun Li Industrial Complex depends on achieving the required consent thresholds among individual unit owners, which can be harder to coordinate in industrial buildings than in residential condominiums due to more fragmented ownership and diverse business use cases among owners. Freehold tenure is generally a positive factor for redevelopment economics, since there is no lease top-up cost to absorb, and the site’s location near two MRT lines could theoretically support future intensification under a revised Master Plan. That said, no en-bloc process is currently known to be underway, and any such outcome would depend on future market conditions, owner consensus and URA planning parameters, so buyers should not treat it as a near-term expectation.
Is there adequate parking and loading/unloading access for tenants?
The complex provides a shared common car park and ground-floor loading and unloading bays typical of 1990s-era B1 developments, sized for vans, lorries and pallet-trolley movements rather than large container trucks. Parking availability can be tighter during peak business hours given the building’s age and the number of individual occupiers, so businesses with frequent visitor traffic or larger delivery vehicles should confirm loading-bay access windows and any booking or queuing arrangements with the MCST or managing agent before committing to a unit. Larger logistics operators planning frequent heavy-vehicle deliveries should physically inspect loading access and turning radius on site, as older industrial buildings can have narrower access than purpose-built modern logistics parks.
What are the typical MCST or maintenance fees for a unit here?
As a strata-titled development, Shun Li Industrial Complex is managed by a Management Corporation Strata Title (MCST) that collects monthly maintenance fees from all unit owners to cover common-area upkeep, lift servicing, security, cleaning and sinking-fund contributions for major repairs. Fees are typically calculated based on each unit’s share value, which generally correlates with floor area, so larger units pay proportionally more. Because the building is older, sinking-fund top-ups or special levies for major works such as roof repairs or lift overhauls are a realistic possibility over a medium-term holding period, and prospective buyers should request the MCST’s latest financial statements and any planned capital works before purchasing.
How liquid is the resale market for units at Shun Li Industrial Complex?
Resale liquidity for older strata-titled B1 buildings in central locations is generally moderate rather than high — transaction volumes tend to be lower than for newer, larger industrial parks, and buyer pools are typically smaller, made up mainly of owner-occupier SMEs and boutique investors rather than institutional buyers. Freehold tenure and the dual-MRT location help support resale interest relative to comparable leasehold stock, but sellers should expect a realistic marketing period of several months rather than a quick turnaround, and should price in line with recent comparable transactions rather than aspirational levels. Engaging an agent experienced specifically in District 14 industrial resale is advisable to gauge realistic pricing and buyer demand.
What types of businesses tend to thrive at this address?
Businesses that have historically done well at Shun Li Industrial Complex include small-scale manufacturers, F&B production and supply firms, general trading and import-export companies, workshop-based service providers, and light logistics or storage operators who value proximity to the city centre and dual MRT access for staff commuting. The building’s mixed-tenant character, evidenced by grocery, holding-company and trading-firm occupiers on record, suggests reasonable flexibility for varied B1-compliant uses. Businesses requiring heavy machinery, large continuous floor plates, high ceiling clearance for racking-intensive operations, or B2-classified processes are generally better suited to purpose-built modern industrial parks in areas such as Tuas, Senoko or Changi rather than this centrally located, older-format building.
Are there any GST implications when renting out an industrial unit here?
If the unit owner is GST-registered, rental income from an industrial unit at Shun Li Industrial Complex is generally subject to GST, which the landlord must charge on top of the agreed rent and account for to IRAS accordingly. Owners whose overall taxable turnover falls below the compulsory GST registration threshold are not required to register, though some choose voluntary registration to recover input GST on renovation or maintenance costs. Tenants operating GST-registered businesses can typically claim input tax credit on GST paid on rent, subject to normal IRAS rules. Both landlords and tenants should consult a qualified accountant to confirm their specific GST obligations, as treatment can vary based on registration status and business structure.
What should a first-time industrial-property buyer check before committing to a unit here?
First-time buyers should verify the unit’s permitted use aligns with their business activity, review recent comparable transaction prices rather than relying solely on asking prices, inspect the physical condition of the unit and common areas, and request the MCST’s maintenance-fee history and any planned major works or special levies. It is also worth confirming remaining structural warranty status where relevant, checking for any unauthorised alterations by previous occupiers, and understanding loading-bay and parking arrangements relative to the business’s operational needs. Engaging a lawyer experienced in industrial-property conveyancing and, where financing is needed, comparing loan terms across at least two banks are both strongly recommended steps before signing the Option to Purchase.

This article is provided for general informational purposes only and does not constitute financial, legal or investment advice. Figures marked with “≈” are reasoned estimates based on publicly available data and should be independently verified. Property prices, rental rates, zoning rules and regulatory duties (including BSD, SSD and GST) are subject to change; readers should conduct their own due diligence and consult qualified professionals, including a lawyer, accountant and licensed property agent, before making any purchase, sale or leasing decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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