Ubi Techpark
One of Singapore’s largest strata B1 estates, walkable to two MRT lines, with a shortening lease that increasingly shapes the numbers.
Street-level view of Ubi Techpark, 10 Ubi Crescent, Singapore 408564. Imagery: Google Street View (user-contributed imagery), accessed August 2026.
Project Overview
Location & Connectivity
Ubi Techpark occupies a large plot on Ubi Crescent, inside the Geylang planning area and within the industrial belt running east from MacPherson towards Paya Lebar. It is one of the biggest single strata industrial holdings in the eastern half of the island, and scale shapes the experience of it: multiple lobbies, a food court and an internal road network that reads more like a small business district than a single building.
Connectivity is the estate’s strongest structural asset. Ubi station on the Downtown Line sits roughly 650 metres away, MacPherson interchange links the Downtown and Circle Lines at a similar distance, and Paya Lebar interchange on the East-West and Circle Lines is under a kilometre. Very few B1 estates in Singapore offer walkable access to three lines. For vehicles, the Pan Island Expressway and the Kallang-Paya Lebar Expressway are both minutes away, giving usable reach to Changi Airport, the city centre and the western industrial districts.
The surrounding amenity base is unusually deep for an industrial address. Paya Lebar Square, SingPost Centre and Kinex sit within a short drive, and the dense HDB estates along Ubi Avenue 1 supply both staff and lunchtime trade. Inside the estate, a food court, childcare centre and medical clinic reduce the friction of running a staffed operation here.
Location of Ubi Techpark, 10 Ubi Crescent. Map data: Google Maps, accessed August 2026.
Building & Facilities
The development is built in two distinct formats. The main component is a seven-storey flatted factory block subdivided into lettered lobbies, each served by passenger and cargo lifts, with strata units ranging from small office-style suites to larger production floors. Alongside it sit six blocks of strata terrace factories, each a self-contained four-storey unit with its own 1,600 kg private lift, pantries and sanitary facilities on every level, and direct vehicular access at ground level.
Shared facilities are stronger than the sector norm and form a genuine part of the value case: an air-conditioned food court, basement and surface parking, a childcare centre, meeting rooms, tennis and basketball courts, a clinic, a post office and electric vehicle charging. Loading bays take 20-foot and 40-foot containers. Handover condition varies widely, from bare shells to stock already fitted with air-conditioning, lighting and flooring.
Two due-diligence points deserve attention on any specific unit. First, physical specification is not uniform — ceiling heights, floor loading and lift access differ markedly between the flatted block and the terrace blocks, and between ground and upper floors. Second, tenant reviews consistently flag the car park layout and internal wayfinding as confusing during peak hours, which matters for businesses expecting frequent walk-in visitors.
Unit Types & Floor Plan Notes
Stock at Ubi Techpark spans a wider size band than most strata B1 estates, which is why the psf range is so broad. Small suites suit service businesses that want an address and a modest footprint; mid-sized units serve the core SME market; large upper-floor plates and the terrace blocks handle genuine production and storage. Buyers should note that quoted areas sometimes include a share of common corridor, so verifying strata area against the title is worthwhile.
≈350 – 600 sq ft
Small lobby-level suites, usually partially fitted with lighting and air-conditioning. Entry pricing and low absolute rent make these popular with consultancies, recruitment firms and single-desk trading operations rather than production users.
≈780 – 1,300 sq ft
The most liquid segment of the estate, and the one with the deepest tenant pool. Typically a fitted office front with light storage behind, suited to IT services, e-commerce fulfilment and small showroom-plus-stock configurations.
≈1,700 – 2,100 sq ft
Larger plates, often with dual entrances allowing a split between office and operational areas. Units with access to both passenger and cargo lifts command a premium and are the easiest of this size band to re-let.
≈7,900 – 11,300 sq ft
Standalone four-storey terrace blocks with private lift, ground-floor production height and direct container loading. No shared corridor and considerably more usable area, but the largest capital outlay in the estate.
Investment Case
The investment question here is easy to frame and harder to answer: you are buying strong location and facilities on a lease now roughly half spent. Yields look attractive precisely because the lease is shortening, so treat the purchase as an amortising income asset rather than a capital-growth play.
What Works
- Walkable access to three MRT lines, rare for a B1 estate.
- Gross yields in the region of 5.5% to 6.5% on fitted units.
- Deep, diversified tenant pool across several hundred SMEs.
- On-site food court, childcare and parking reduce staffing friction.
- High transaction volume gives reliable price discovery at resale.
What to Weigh Carefully
- Roughly 31 years of lease left, and value decay accelerates from here.
- Bank financing tenures shorten as the lease runs down.
- Specification varies sharply between lobbies, floors and blocks.
- Car park congestion and wayfinding draw recurring tenant complaints.
- Strata redevelopment on a site this large is a remote prospect.
Who This Suits
This estate fits owner-occupiers with a defined operating horizon — a business expecting to use the space for the next fifteen to twenty-five years and preferring to service a mortgage rather than a landlord. It also suits yield-focused investors buying cash flow rather than appreciation, particularly in the liquid 780 to 2,100 sq ft band. It fits poorly for buyers seeking long-term capital preservation, heavy manufacturing needing B2 permissions, or anyone whose financing depends on a long loan tenure.