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Tong Lee Building Review

Tong Lee Building Review
Industrial & Commercial Property Review — District 13

Tong Lee Building

A freehold light-industrial address at the Kallang Pudding / Mattar MRT fringe, built for owner-occupiers and yield-seeking SME investors.

SGCPI Research Desk Updated 25 August 2026 35/37 Kallang Pudding Road, Singapore 349314 FREEHOLD

Street-level view of Tong Lee Building, 35 Kallang Pudding Road, Singapore 349314. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameTong Lee Building
Address35/37 Kallang Pudding Road, Singapore 349314
DistrictDistrict 13 (Macpherson / Potong Pasir)
TenureFreehold
Zoning / UseB1 Light Industrial
Built FormTwo multi-storey towers (Blocks A & B), ≈189 strata units
Land Area / GFA125,655 sq ft land / ≈532,469 sq ft GFA
Completion Year≈1996
Nearest MRTMattar (DT25), Potong Pasir (NE10), Tai Seng (CC11)
Key Road AccessPan Island Expressway (PIE), Central Expressway (CTE)
Transacted PSF Range≈S$715 – S$975 psf
Sale Price Range≈S$2.1 million – S$2.4 million
Asking Rent Range≈S$550 – S$7,400 per month
Occupier BaseSME light-industrial users — workshops, storage/warehousing, trade and service businesses

Location & Connectivity

Tong Lee Building sits along Kallang Pudding Road, a light-industrial pocket wedged between the Macpherson, Potong Pasir and Geylang planning subzones in District 13. The estate is one of a cluster of strata-titled industrial buildings that has served Singapore’s SME manufacturing, trading and logistics community for decades, and its freehold status sets it apart from the 30- and 60-year leasehold developments that dominate this belt.

Connectivity is a core part of the pitch. Mattar MRT Station on the Downtown Line is within roughly 750 metres, putting the building in comfortable walking distance of a direct rail link, while Potong Pasir (North East Line) and Tai Seng (Circle Line) extend the catchment for staff and visiting clients. Road access is equally strong: the Pan Island Expressway and Central Expressway are both close by, and a drive into the Central Business District or Orchard Road shopping belt typically takes under twenty minutes outside peak hours.

The immediate surrounds are functional rather than lifestyle-driven, which suits its industrial tenant base well. Nearby amenities include Macpherson Mall, 18 Tai Seng, City Plaza and Kinex for retail and F&B, plus supermarkets such as Prime Supermarket, Sheng Siong and NTUC FairPrice within a short drive. Several eateries and food centres along Circuit Road and Macpherson Road serve the daytime workforce, giving staff practical lunch and errand options without needing to leave the estate for long.

Location of Tong Lee Building, 35 Kallang Pudding Road. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development is arranged as two multi-storey blocks connected across a shared site, together holding an estimated 189 strata units over a gross floor area of roughly 532,469 sq ft on a 125,655 sq ft freehold plot. The scale gives it one of the larger footprints among Kallang Pudding Road’s industrial buildings, with a mix of factory, warehouse and workshop-format units able to accommodate different SME operating models under a single roof.

On-site parking runs to around 175 car lots and 14 lorry lots, a meaningful allocation for a building of this size and one of the more practical considerations for logistics-heavy occupiers who need reliable loading access rather than kerbside unloading. As with most industrial stock from the mid-1990s, common areas, lift lobbies and external finishes read as functional and well-worn rather than new-build; buyers should budget for cosmetic upgrading within their own units and expect an owners’ committee focused on core maintenance rather than lifestyle amenities.

Because the building is zoned B1 Light Industrial, any fit-out or change of use should be checked against JTC and URA guidelines before purchase or lease. Permitted activities generally cover manufacturing, assembly, storage, workshops and ancillary office space; retail-facing or F&B use is restricted and typically requires separate approval, so occupiers with a showroom or customer-facing component should verify the specific unit’s use conditions with the management corporation before committing.

Unit Types & Floor Plan Notes

Tong Lee Building’s strata units span a wide size range, from compact storage-format lots suited to solo operators through to larger factory floors for established manufacturing or logistics tenants. The spread below reflects the broad bands seen in recent listings and transactions rather than a fixed developer schedule, since unit configurations have been adapted over the building’s history.

Compact Unit

≈900 – 1,200 sq ft

Entry-level format popular with solo traders, small workshops and online-retail storage operators looking for an affordable freehold foothold.

Mid-Tier Unit

≈1,500 – 2,000 sq ft

The most commonly transacted band, suited to light assembly, trade offices with attached storage, or small-scale logistics operations.

Larger Factory Unit

≈2,500 – 2,900 sq ft

Recorded in recent transactions; fits established manufacturers or distributors needing dedicated floor space plus a small office component.

Combined / Multi-Lot

3,000 sq ft and above

Achieved by combining adjoining strata lots, typically pursued by owner-occupiers consolidating operations under one roof.

Floor Loading: Standard light-industrial specification, verify per-unit rating with MCST before heavy machinery installation
Ceiling Height: ≈4.5m typical, varies by floor level
Loading Access: Shared loading/unloading bays, 14 dedicated lorry lots
Lift Provision: Passenger and cargo lifts serving both blocks
Power Supply: Three-phase power generally available, subject to per-unit verification

Investment Case

Tong Lee Building’s core appeal is straightforward: freehold tenure in a District 13 light-industrial pocket, at price points that remain accessible relative to newer B1 developments nearby. That combination has kept transaction activity ticking over steadily rather than spectacularly, with recent psf figures ranging from roughly S$715 to S$975 depending on unit size, floor and condition.

What Works

  • Freehold tenure — a genuine rarity among Singapore’s strata-industrial stock, most of which sits on 30- or 60-year leases
  • Walking distance to Mattar MRT (DT25), with Potong Pasir and Tai Seng as backup rail options
  • Strong expressway access via PIE and CTE for logistics and delivery-dependent occupiers
  • Sizeable lorry and car parking allocation relative to comparable buildings on the road
  • A prior collective-sale attempt underlines the site’s underlying redevelopment potential

What to Weigh Carefully

  • Building age (≈30 years) means dated common areas and higher near-term maintenance needs
  • B1 zoning restricts use; retail, showroom or F&B fit-outs need separate approval
  • Resale and rental transaction volumes are thin, which can widen bid-ask spreads
  • Strata industrial buildings can face slower buyer financing timelines than commercial or residential assets
  • En-bloc outcomes are never guaranteed; owners should not price in a sale as a base case

Who This Suits

Tong Lee Building tends to attract two distinct buyer profiles. The first is the owner-occupier SME — a workshop, trading firm or small manufacturer — that values freehold security and wants to stop paying rent on a unit sized to its actual operations, without needing ground-floor retail exposure. The second is the patient investor comfortable with a strata-industrial hold: someone who understands that yields on this asset class are typically modest and transaction cycles slower than residential property, but who is drawn to the scarcity value of freehold land in a well-connected fringe location. It suits buyers with a multi-year horizon more than those seeking quick turnover, and it is less suited to occupiers who need retail-facing or F&B-permitted space, since B1 zoning limits that use.

Frequently Asked Questions

What can I actually use a unit at Tong Lee Building for?
Tong Lee Building is zoned B1 Light Industrial under URA guidelines, which permits manufacturing, assembly, workshops, warehousing and ancillary office use tied to an industrial operation. It does not automatically permit retail, showroom or F&B activity — those uses generally require a change-of-use application or specific approval, and are not guaranteed to be granted. Buyers planning anything customer-facing should check the specific unit’s use conditions with JTC or URA, and confirm with the management corporation, before signing. Purely back-office administrative use tied to the operating business is usually acceptable, but standalone commercial office use unrelated to an industrial activity typically is not, so intended use should be clarified early in due diligence.
Can foreigners buy a unit at Tong Lee Building?
Industrial property in Singapore, including B1-zoned strata units like those at Tong Lee Building, is generally open to foreign individual and corporate buyers without the restrictions that apply under the Residential Property Act to landed residential homes. This makes freehold industrial assets like Tong Lee Building a comparatively accessible entry point for overseas investors and regional SMEs looking to establish a Singapore operational base. That said, foreign buyers should still confirm financing eligibility with local banks, understand any corporate structuring implications, and note that industrial property remains subject to standard stamp duties. Independent legal advice is recommended before committing, since eligibility and financing terms can vary by buyer profile.
Does Additional Buyer’s Stamp Duty (ABSD) apply here?
ABSD in Singapore applies specifically to residential property purchases and does not apply to industrial or B1-zoned commercial assets such as Tong Lee Building. This is one of the more attractive features of industrial property for buyers already holding residential units, since it avoids the layered ABSD rates that apply to second or subsequent residential purchases. Standard Buyer’s Stamp Duty still applies on industrial transactions, calculated on the higher of purchase price or market value. Buyers should still model total transaction costs carefully, including legal fees and any financing-related charges, and should not assume industrial property is entirely duty-free simply because ABSD is not applicable.
Is Seller’s Stamp Duty (SSD) a concern for industrial units?
Seller’s Stamp Duty can apply to industrial property sold within the holding period set by current rules, and rates are generally steeper and the holding window longer than for residential property, reflecting government policy on discouraging short-term industrial flipping. Anyone buying a unit at Tong Lee Building with a short-term resale or flip strategy in mind should check the prevailing SSD schedule and holding-period requirements before committing, as the numbers can materially affect exit economics. For owner-occupiers or long-hold investors planning to keep the unit well beyond the SSD window, this is a lower-priority consideration, but it should still be factored into any early-exit contingency planning.
How is Buyer’s Stamp Duty (BSD) calculated on a purchase here?
Buyer’s Stamp Duty on an industrial unit at Tong Lee Building is calculated on a tiered percentage basis applied to the purchase price or market value, whichever is higher, following the standard schedule used across non-residential property in Singapore. Unlike ABSD, BSD applies to essentially all buyers regardless of residency or existing property holdings, so it should be budgeted into every transaction. On a typical unit in the S$2.1 million to S$2.4 million range referenced in this review, BSD forms a meaningful line item in total acquisition cost. Buyers should request an updated BSD calculation from their conveyancing lawyer at the point of offer, since rates are periodically revised.
Does GST apply when buying or renting a unit?
GST treatment depends on the seller’s or landlord’s registration status rather than the property type alone. If the vendor or lessor is GST-registered, GST is typically chargeable on the sale price or rent for a non-residential property such as an industrial unit at Tong Lee Building, whereas a transaction with a non-GST-registered individual owner would not attract it. Corporate buyers who are themselves GST-registered may be able to claim input tax in certain circumstances, subject to IRAS rules. Because this varies deal by deal, buyers and tenants should clarify GST status directly with the seller or landlord and factor it into net cost comparisons before finalising terms.
How does financing work for a freehold unit like this versus a leasehold one?
Freehold status at Tong Lee Building is generally viewed favourably by lenders, since there is no remaining-lease decay to factor into loan tenure or valuation, unlike ageing 30- or 60-year leasehold industrial stock elsewhere. Banks will still assess the specific unit, the borrower’s profile, and whether the purchase is owner-occupied or investment-held, with loan-to-value ratios and tenures varying accordingly. Industrial property financing in Singapore is typically more conservative than residential financing, so buyers should expect closer scrutiny of business financials for owner-occupier purchases, and rental income assumptions for investment purchases. Engaging a mortgage broker familiar with industrial financing early in the process is advisable.
What kind of rental yield can an investor realistically expect?
Based on the asking rent range of roughly S$550 to S$7,400 per month across different unit sizes and the sale price range of approximately S$2.1 million to S$2.4 million referenced in this review, gross yields on strata-industrial units at Tong Lee Building typically fall in a modest single-digit percentage range, broadly consistent with mature Singapore industrial stock rather than higher-yielding newer developments. Actual yield depends heavily on unit size, tenant type and vacancy periods, since industrial leasing cycles can be longer and less liquid than residential. Investors should model conservatively, stress-test for vacancy, and treat freehold scarcity value as a complement to income return rather than a substitute for it.
How does the building’s age affect buying decisions?
At an estimated completion year of around 1996, Tong Lee Building is roughly three decades old, which places it firmly in the “established” rather than “new” category of Singapore industrial stock. Buyers should expect common-area finishes, lifts and mechanical systems appropriate to that age, and should budget for potential unit-level renovation or system upgrades on top of the purchase price. Structural and M&E due diligence is worth commissioning before purchase, particularly for buyers planning heavier industrial use. On the positive side, an established building typically has a settled MCST, a track record of maintenance spending, and fewer of the early-stage defects sometimes seen in newer developments.
Is Tong Lee Building likely to go en bloc?
Tong Lee Building has previously been put up for collective sale, with a tender launched at a guide price of around S$410 million covering the full freehold site, reflecting real redevelopment interest in the land. However, a launched tender does not guarantee a successful sale, and industrial en-bloc transactions depend on securing the required owner consensus plus a buyer willing to meet reserve pricing, both of which can be difficult to align. Owners should treat en-bloc potential as a possible long-term upside rather than a plannable outcome, and should base their purchase decision primarily on the property’s standalone use or income value rather than speculative redevelopment timing.
What parking and loading provisions does the building offer?
Tong Lee Building offers a relatively generous allocation for its size, with approximately 175 car parking lots and 14 dedicated lorry lots serving the two-block development. This is a meaningful practical advantage for logistics, trading and light-manufacturing tenants who need reliable loading and unloading access rather than competing for limited kerbside space, which is a common constraint at older industrial buildings nearby. Prospective buyers or tenants with regular delivery schedules should still confirm loading-bay availability and any booking or time-slot systems managed by the MCST, since shared facilities in a 189-unit development can see peak-hour congestion during standard business hours.
What are MCST maintenance fees typically like, and how liquid is resale here?
As with most strata-industrial developments, MCST maintenance fees at Tong Lee Building are levied based on unit share value and go toward common-area upkeep, lift servicing, security and sinking-fund contributions for major repairs; exact current quantums should be obtained directly from the managing agent before purchase. Resale liquidity has historically been moderate rather than high, with transaction volumes described as thin in recent periods and only isolated caveats lodged year to year. This means pricing can be less transparent than in higher-turnover residential markets, so buyers and sellers should lean on recent comparable transactions and a qualified valuer rather than asking-price benchmarks alone when negotiating.

This article is provided for general information purposes only and does not constitute investment, legal, financial or tax advice. Figures marked with “≈” are reasoned estimates based on publicly available data at the time of writing and should be independently verified before any transaction decision. Property prices, rents and regulations are subject to change. Prospective buyers and tenants should conduct their own due diligence and consult qualified professionals, including licensed property agents, lawyers and financial advisors, before making any purchase, sale, lease or investment decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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