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Toh Guan Centre Review

Toh Guan Centre Review
Industrial & Commercial Property Review — District 22

Toh Guan Centre

A veteran B2 ramp-up factory building in Jurong East, weighed on price, lease runway and exit liquidity.

SGCPI Research Desk Updated August 2026 21 Toh Guan Road East, Singapore 608609 60-YR LEASEHOLD FROM 1997

Street-level view of Toh Guan Centre, 21 Toh Guan Road East, Singapore 608609. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameToh Guan Centre
Address21 Toh Guan Road East, Singapore 608609
DistrictDistrict 22 (Jurong East / Boon Lay)
Tenure60-year leasehold from 1997
Zoning / UseB2 Industrial (Factory / Workshop)
Built Form≈9-storey ramp-up factory building with ground-floor loading bays
Land Area / GFA≈16,470 sqm / ≈32,940 sqm (≈177,300 / ≈354,500 sqft)
Completion Year2002
Nearest MRTBukit Batok (NS2), Jurong East (EW24/NS1); future Toh Guan (JRL, ≈2028)
Key Road AccessPan Island Expressway (PIE), Ayer Rajar Expressway (AYE), Toh Guan Road East, Toh Tuck Avenue
Transacted PSF Range≈S$422 – S$631 psf (past 12 months)
Sale Price Range≈S$450,000 – S$2.39 million
Asking Rent Range≈S$1.96 – S$4.25 psf/month (gross)
Occupier BaseFactory/workshop SMEs, storage & e-commerce fulfilment, light engineering, trade offices; on-site canteen, close to IMM

Location & Connectivity

Toh Guan Centre sits within Jurong East’s established industrial belt, a short stretch from the IMM shopping centre and the wider Jurong Gateway commercial hub. The immediate surroundings are a mix of B1 and B2 developments, making it a recognisable address for factory, workshop and storage operators who need to be close to Singapore’s western manufacturing and logistics corridor without paying CBD-fringe rents.

Public transport access runs through Bukit Batok MRT (NS2) and Jurong East MRT (EW24/NS1), both within a walkable-to-short-drive radius, with several bus services stopping directly outside the building on Toh Guan Road East. Looking further ahead, the future Toh Guan MRT station on the Jurong Region Line is slated to open around 2028 and, if delivered on schedule, would meaningfully shorten the last-mile walk for staff and visitors. Road-wise, the building connects quickly onto the Pan Island Expressway and Ayer Rajar Expressway, putting the CBD and Tuas within a roughly 30–35 minute drive.

Amenities nearby include IMM for retail, F&B and banking, Giant and Sheng Siong supermarkets, and hawker options such as Toh Guan Food Centre. For an industrial building, this level of everyday convenience for staff is a genuine plus point that newer, more isolated Tuas-belt developments cannot always match.

Location of Toh Guan Centre. Map data: Google Maps, accessed August 2026.

Building & Facilities

Completed in 2002, Toh Guan Centre is a ramp-up style industrial building of roughly nine storeys, designed so that vehicles can drive directly up to upper-floor units via internal ramps — a configuration still valued by tenants running light manufacturing, storage or delivery-heavy operations. Loading bays are provided at ground level, with multiple bays reported by on-the-ground listings, and floor loading on standard units generally falls in the 10–15 kN/sqm range typical of B2 ramp-up stock of this vintage.

Common facilities are functional rather than lavish: passenger and cargo lift access, an on-site canteen, ample surface and multi-storey parking, and 24-hour access typical of B2 developments. Units are handed over in varying condition depending on the seller or landlord, ranging from bare shell to fully fitted-out space with partitions, toilets and, in some cases, air-conditioned ancillary offices — buyers and tenants should always confirm current fit-out on a unit-by-unit basis rather than assume a building-wide standard.

As with any 2002-vintage industrial asset now roughly two decades into its 60-year lease, prospective owners should commission an independent building condition and M&E survey, check the MCST’s latest reserve fund and maintenance schedule, and confirm URA’s currently approved uses for the specific unit before committing, since B2 permitted uses are narrower than B1 and enforcement has tightened in recent years.

Unit Types & Floor Plan Notes

Toh Guan Centre’s unit mix is dominated by mid-sized factory/workshop lots, with a smaller number of large warehouse-format spaces and compact office-style units toward the lower end. The following profiles reflect the broad bands seen in recent listings rather than a fixed developer schedule.

Compact / Storage

≈200 – 500 sqft

Entry-level storage or ancillary space, suited to small trading, e-commerce or spillover storage needs; typically lowest total quantum.

Standard Factory Unit

≈1,000 – 1,400 sqft

The most commonly transacted band, popular with single-owner SMEs for light assembly, workshop or fitted office-cum-storage use.

Mid-Tier Factory / Fitted

≈2,000 – 2,500 sqft

Frequently fitted with partitions, pantry and attached toilet; suits multi-staff operations needing both floor space and office area.

Large-Format Warehouse

≈39,000 – 55,000 sqft

Whole-floor or amalgamated warehouse-scale space, generally leased rather than strata-sold, aimed at logistics or bulk-storage occupiers.

Floor Loading: ≈10 – 15 kN/sqm on standard upper floors
Ceiling / Floor-to-Floor Height: ≈4.5 – 6m, ramp-up configuration
Loading Bays: Multiple ground-floor loading/unloading bays, 20ft/40ft container access reported
Lift Provision: Passenger and cargo lifts serving upper floors
Parking: Ample surface and multi-storey parking on site

Investment Case

Toh Guan Centre’s appeal rests on an unusually convenient Jurong East address at industrial-asset pricing, offset by a lease that is already 24 years into its 60-year term. That combination shapes who should — and should not — be looking at this building.

What Works

  • Genuinely central Jurong East location with IMM, two existing MRT lines and a future JRL station nearby.
  • Ramp-up format with ground-floor loading bays suits factory, workshop and light-logistics tenants directly.
  • Entry quantum is accessible, with strata units transacting from well under S$1 million.
  • Active leasing and resale market, evidenced by a steady flow of listings and completed deals.
  • Strong expressway access via PIE and AYE keeps the wider western industrial belt within easy reach.

What to Weigh Carefully

  • Remaining lease of roughly 31 years narrows the pool of banks and buyers willing to finance long-term.
  • B2 zoning restricts permitted uses; retail, F&B or general office use generally requires separate approval.
  • Building is now 24 years old, so M&E systems and common areas warrant closer due diligence.
  • En-bloc potential is limited given fragmented strata ownership typical of older B2 developments.
  • PSF and rental figures vary widely by floor and fit-out, making like-for-like comparison essential before offering.

Who This Suits

Toh Guan Centre is best suited to owner-operators running light manufacturing, workshop, trading or storage businesses who want a functional, well-connected Jurong East base without paying for a newer high-spec building. It also works for landlords targeting steady B2-compliant tenants — logistics, e-commerce fulfilment, trade contractors — who value the loading bays and expressway access more than building age. It is less suited to investors chasing long-hold capital appreciation, given the shortening lease runway, or to businesses needing office, retail or F&B-approved space, since B2 zoning does not readily accommodate those uses without separate change-of-use approval from URA.

Frequently Asked Questions

What is Toh Guan Centre zoned for, and what can I actually operate there?
Toh Guan Centre is zoned B2 Industrial, meaning permitted uses centre on general manufacturing, factory, workshop and warehouse activities, along with ancillary office space directly supporting those operations. B2 is broader than B1 (Light Industrial) in the pollution intensity it can accommodate, but it still excludes retail shopfronts, F&B outlets, showrooms open to walk-in customers, and standalone office use unless specifically approved. Buyers or tenants planning e-commerce fulfilment, trading, storage or light assembly are generally well within scope. Anyone planning retail, dining, gyms, or public-facing services should check URA’s e-Service for the specific unit and, where needed, apply for a change of use or temporary permission before signing any lease or purchase agreement.
Can foreigners buy a unit at Toh Guan Centre?
Yes. Unlike residential property, Singapore places no blanket restriction on foreign ownership of industrial strata units such as those at Toh Guan Centre, and no Land Dealings Approval Unit clearance is required for this asset class. Foreign individuals and foreign-registered companies can purchase, hold and lease out B2 industrial units on the same basis as Singapore citizens or permanent residents, subject to normal contract and financing conditions. The main practical differences foreign buyers will encounter relate to financing — local banks may apply more conservative loan-to-value ratios and require additional documentation for overseas applicants — and to the remaining 60-year leasehold term, which some foreign lenders weigh more cautiously than a freehold or longer-lease asset.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase at Toh Guan Centre?
No. ABSD applies specifically to residential property purchases in Singapore and does not extend to industrial assets such as Toh Guan Centre, regardless of whether the buyer is a Singapore citizen, permanent resident, foreigner, or corporate entity. This is one of the recognised advantages of industrial property over residential property for both local and foreign investors, since it removes a layer of upfront cost that can run into double-digit percentages on residential deals. Buyers will still need to budget for standard Buyer’s Stamp Duty (BSD), legal conveyancing fees, and, where GST-registered, potential Goods and Services Tax on the purchase price — each covered separately in this FAQ set.
Is Seller’s Stamp Duty (SSD) a concern if I plan to resell within a few years?
SSD for industrial property in Singapore applies to properties bought and sold within a defined holding period, with the duty payable calculated as a percentage of the price or market value, whichever is higher, and scaled down the longer the property is held. Historically, industrial SSD periods and rates have differed from residential rules and have been adjusted by MAS and IRAS from time to time, so buyers planning a shorter hold at Toh Guan Centre should verify the currently applicable holding period and rate schedule directly with IRAS or a conveyancing lawyer before finalising a resale timeline, since incorrect assumptions can materially affect projected exit proceeds.
How is Buyer’s Stamp Duty (BSD) calculated on an industrial unit here?
BSD on Toh Guan Centre units is calculated on a tiered percentage basis applied to the purchase price or market value, whichever is higher, following the same progressive BSD schedule used across non-residential property in Singapore. Because industrial strata quantums here can range from roughly S$450,000 for a small unit to over S$2 million for a larger fitted floor, the effective BSD rate paid will vary by tier as the purchase price rises through each banding. Buyers should obtain a current BSD calculation from their conveyancing lawyer or IRAS at the point of exercising the Option to Purchase, since rates are periodically revised and should not be assumed from older transactions.
Will I need to pay GST on a Toh Guan Centre purchase?
GST treatment depends on the seller’s registration status rather than the property type itself. If the seller is a GST-registered entity selling the property as part of a taxable business activity, GST is generally chargeable on the sale price in addition to the purchase consideration, and the buyer should factor this into total acquisition cost. If the seller is an individual or non-GST-registered entity, no GST applies to the sale. Several listings at Toh Guan Centre note “GST applicable” explicitly, so buyers should always confirm the seller’s GST status in writing before exercising an Option to Purchase, and factor any GST-registered rental income implications into their own tax planning if letting the unit out.
How does the remaining lease affect financing for a Toh Guan Centre unit?
With roughly 31 years remaining on the original 60-year lease from 1997, financing becomes progressively more conservative as the lease shortens. Banks in Singapore typically cap loan tenure so that the loan is fully repaid well before lease expiry, and loan-to-value ratios can be trimmed for industrial assets with under 30–40 years remaining, which Toh Guan Centre is now approaching. Buyers should obtain an Approval-in-Principle early, compare terms across at least two or three lenders, and factor in that a shorter lease can also mean a smaller resale buyer pool later, which in turn feeds back into how comfortably a bank will lend against the unit today.
What kind of rental yield can I expect at Toh Guan Centre?
Recent asking rents at Toh Guan Centre have ranged from roughly S$1.96 to S$4.25 psf per month depending on floor, fit-out and unit size, against sale transactions of roughly S$422 to S$631 psf over the past year. Run through a simple gross yield calculation, that spread implies gross yields broadly in the mid-single-digit percentage range, which is fairly typical for an ageing B2 asset in a well-connected but non-prime industrial estate. Actual net yield will be lower once property tax, MCST maintenance fees, any agent commission and vacancy periods are deducted, so investors should model a realistic occupancy assumption rather than relying on a single best-case asking rent figure.
The building is over 20 years old — should that be a concern?
Building age at Toh Guan Centre is a legitimate factor to weigh rather than a disqualifying one. Completed in 2002, the building is now in the phase where lifts, fire safety systems, roofing and common M&E equipment typically require heavier maintenance spend, and buyers should ask the MCST for recent maintenance records, any planned major works, and the current sinking fund balance before committing. On the positive side, a 24-year track record means the building’s structural performance, tenant mix and management standards are already well established and observable, unlike newer developments where these factors remain unproven. An independent building inspection is recommended for any serious buyer.
Is Toh Guan Centre likely to be redeveloped or go en-bloc?
En-bloc or redevelopment prospects for Toh Guan Centre appear limited in the near term. Strata industrial buildings with a large number of individual owners generally face a higher bar for collective sale than smaller, more consolidated sites, since Singapore’s en-bloc rules require substantial majority consent by both share value and strata area. With roughly 31 years left on the lease and no public signal of a collective sale process, owners should treat this as a hold-to-lease-expiry or hold-to-resale asset rather than one with realistic redevelopment upside. Any future government land-use changes for the wider Jurong East precinct would also need to be monitored, though none directly affecting this site are currently known.
What are parking and loading arrangements like for tenants and visitors?
Toh Guan Centre offers ample surface and multi-storey parking on site, which several listings highlight as a distinguishing feature relative to more parking-constrained industrial buildings nearby. Ground-floor loading and unloading bays are provided, with reports of multiple bays capable of handling both 20-foot and 40-foot container access, supporting tenants running logistics, distribution or delivery-heavy operations. The ramp-up design also allows goods vehicles to drive directly to upper-floor units in many cases, reducing reliance on cargo lifts alone. Prospective tenants with heavy daily loading needs should still visit in person to confirm bay availability and any time-slot booking system the MCST or management office currently operates.
What are MCST maintenance fees like, and what do they cover?
Toh Guan Centre is managed under MCST 2746, with a management office on site at 21 Toh Guan Road East. Monthly maintenance fees for strata industrial buildings of this type typically cover common area cleaning, lift servicing, security, fire safety system upkeep, common utilities and contributions to a sinking fund for major repairs, though the exact quantum varies by unit share value and is set by the MCST’s annual general meeting. Prospective buyers should request the latest maintenance fee schedule and minutes of recent AGMs from the seller or managing agent, since fee trajectories and any special levies for major works are material to long-term holding cost and should be factored into yield calculations.
How liquid is the resale market for units at Toh Guan Centre?
Resale liquidity at Toh Guan Centre appears reasonably active for an established Jurong East B2 building, with a steady flow of listings across different unit sizes and a documented range of transacted prices from roughly S$422 to S$631 psf over the past year. That said, liquidity is not uniform: smaller, well-fitted standard units in the 1,000–2,500 sqft range tend to move faster than very large warehouse-format space, which is more often leased than sold outright. Sellers should expect pricing to be benchmarked closely against recent comparable transactions in the building and nearby estates, and should be prepared for buyer due diligence on remaining lease and fit-out condition to lengthen the typical sale timeline.
What types of businesses are best suited to a unit at Toh Guan Centre?
Given its B2 zoning, ramp-up format and loading-bay access, Toh Guan Centre suits factory and workshop operators, light engineering and assembly businesses, storage and warehousing users, and e-commerce or trading companies needing fulfilment space close to expressway access. The on-site canteen and proximity to IMM also make it workable for operations running multi-staff shifts who value nearby food and retail options. Businesses needing showroom-style walk-in retail, F&B service, or conventional office-only use are generally a poorer fit under B2 zoning unless specific change-of-use approval is secured. Logistics-heavy tenants benefit most from the multiple loading bays and container access described earlier in this review.

This article is provided for general informational purposes only and does not constitute financial, investment, legal or tax advice. Figures marked with “≈” are reasoned estimates compiled from publicly available listing and transaction sources as at the update date above and may not reflect current market conditions. Prospective buyers and tenants should conduct independent due diligence, verify all figures with URA, IRAS and the building’s MCST, and consult qualified professionals before making any purchase, leasing or financing decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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