Project Overview
Building NameVision Exchange
Address2 Venture Drive, Singapore 608526
DistrictDistrict 22 — Boon Lay / Jurong / Tuas
Tenure99-year leasehold from 2013 (≈86 years unexpired)
Zoning / UseCommercial — strata office, medical suites, F&B
Built Form25-storey office tower over a retail and medical podium
Land Area / GFA11,529 sqm (124,096 sq ft) / 64,562 sqm (≈694,900 sq ft)
Completion Year2017 (T.O.P. January 2017)
Nearest MRTJurong East (NS1 / EW24 / JE5), ≈530 m; Chinese Garden (EW25)
Key Road AccessPIE and AYE via Jurong Town Hall Road and Boon Lay Way
Transacted PSF Range≈S$1,700–2,000 psf (office); ≈S$4,400–4,500 psf (podium retail)
Sale Price Range≈S$800,000–1.60 million per office lot
Asking Rent Range≈S$4.40–6.20 psf/month gross (office); ≈S$5.20–9.10 psf/month (podium)
Occupier Base740 strata lots — 640 office, 53 medical suites, 47 F&B; SMEs, MNC branch offices, serviced-office operators, medical practices
Location & Connectivity
Vision Exchange stands on the western edge of Jurong Gateway, the commercial core of the Jurong Lake District that successive master plans have designated as Singapore’s largest business node outside the traditional central area. Its immediate neighbours are the JTC Summit, Jurong Town Hall and a bus interchange, placing it a step back from the retail crush around JEM and Westgate — less footfall, but calmer access and a more corporate address.
Jurong East MRT sits roughly 530 metres away, about six minutes on foot and largely sheltered via the J-Walk elevated pedestrian network. The station is an interchange for the North South and East West lines and now also serves the Jurong Region Line, giving the building three-line rail access; Chinese Garden is one stop west. Two bus interchanges sit within walking distance, and the PIE and AYE are minutes away, putting Raffles Place around twenty minutes off-peak.
Amenity coverage is unusually strong for a suburban office address. JEM, Westgate and IMM all sit within the sheltered network, alongside two Don Don Donki outlets and a FairPrice Xtra. Ng Teng Fong General Hospital and Jurong Community Hospital are a short drive away, underpinning the podium medical suites, while the International Business Park and the wider Jurong and Tuas industrial belt supply the tenant catchment.
Building & Facilities
The development is stacked rather than sprawling. Levels one and two hold the food and beverage units and medical suites, levels three and four are given over to car parking, level five is the facilities deck, and levels six to twenty-five carry the offices at thirty-two lots per floor for a total of 640 office units. Vertical transport is generous: twelve passenger lifts split between low-rise and high-rise banks, two service lifts, and six basement loading bays.
Office occupiers have exclusive use of the level five sky terrace, with a gymnasium, multi-purpose pavilion, fitness stations, event plaza, jogging track and outdoor lounges — a specification more common in prime central buildings. Units were handed over with 150 mm raised flooring, false ceilings, a water tap-off point and full-height glazing, with floor-to-ceiling height near three metres. The building holds BCA Green Mark GoldPlus certification.
Two operational details deserve attention at due diligence. Centralised air-conditioning runs standard weekday office hours with a shortened Saturday period, so occupiers working extended shifts should price after-hours cooling first. Floor loading is not published, and buyers planning server rooms, dense filing or clinical equipment should obtain written confirmation from building management.
Unit Types & Floor Plan Notes
Office lots run from 441 to 1,701 square feet across levels six to twenty-five, and podium stock is smaller and tied to its approved use. Amalgamation of adjoining lots is common, with combined floorplates of 2,000 square feet and above regularly marketed.
Office — Entry Lot
≈441–650 sq ft
The most liquid segment. Suits a practice of two to six people and clears fastest on resale, since the absolute price stays within reach of small firms.
Office — Core Lot
≈700–950 sq ft
The workhorse size, with recent asking prices around S$1.55 to S$1.60 million. Regular layouts with perimeter glazing and depth for a meeting room plus open plan.
Office — Large / Combined
≈1,000–1,701 sq ft
Single large lots or two amalgamated units. Usually better value per square foot, but a thinner buyer pool and longer marketing periods on exit.
Medical Suite — Podium
≈183–1,173 sq ft
Fifty-three suites on levels one and two, restricted to approved medical use. Priced well above office stock per square foot, reflecting the hospital catchment.
Floor-to-ceiling height: ≈3.0 m
Handover specification: 150 mm raised flooring, false ceiling, water tap-off point, full-height glazing
Floor loading: ≈3.0 kN/sqm assumed — verify in writing with building management
Air-conditioning: Centralised, standard office hours weekdays; shortened Saturday; after-hours chargeable
Car park: 304 lots plus 3 accessible bays on levels 3 and 4; ratio ≈1 lot per 2,500 sq ft
Investment Case
Vision Exchange is a bet on the Jurong Lake District maturing, not a yield play in its own right. Pricing has drifted sideways since the 2024 highs, rental evidence has held steady, and the underlying attractions — long lease, sheltered access to a three-line interchange, a committed growth pipeline — remain intact. What it does not offer is a compelling current return.
What Works
- Long lease: 99 years from 2013, roughly 86 unexpired, clear of financing thresholds
- Commercial zoning means no ABSD, no SSD, and no industrial usage covenants
- Sheltered walk of about 530 metres to a three-line MRT interchange
- Small lot sizes from ≈441 sq ft keep entry prices within SME reach
- Facilities deck and Green Mark GoldPlus specification lift it above typical suburban stock
What to Weigh Carefully
- Gross yield of roughly 3.0 to 3.5 per cent is thin against current financing costs
- 740 strata lots mean you compete with neighbours on both leasing and resale
- Car park ratio of ≈1:2,500 sq ft is tight when podium and office peaks overlap
- Western office rents stay capped by central alternatives and new supply
- Collective sale upside is effectively absent given the lot count and long lease
Who This Suits
This building rewards the owner-occupier more than the passive investor. A professional or technical firm of ten to thirty staff, already anchored in the west by clients or an industrial supply chain, gets a right-sized asset on a long lease, an easy staff commute and no landlord risk. Medical practitioners taking podium suites sit in a similar position, close to two hospitals. Income investors should test the modest net yield against their cost of funds, and anyone buying for capital growth is underwriting a Jurong Lake District thesis measured in decades.
Frequently Asked Questions
Is Vision Exchange zoned for general office use, or are there restrictions?
The site is zoned Commercial, so units are not subject to the industrial usage rules that govern B1 and B2 premises. Levels six to twenty-five are approved office space and accommodate ordinary business, professional and administrative uses without industrial-estate covenants or tenancy vetting. The first and second storeys are a different matter: those strata lots were sold as medical suites and food and beverage units, and their permitted use is tied to that classification. Buyers intending to change the use of a podium lot should confirm the approved use on the title and with the relevant authority before committing any deposit.
Can foreigners or foreign companies buy a unit here?
Yes. Commercial property in Singapore falls outside the Residential Property Act, so foreign individuals and foreign-incorporated companies may purchase strata office, medical and food and beverage units at Vision Exchange without approval from the Singapore Land Authority. There is no cap on the number of units a foreign buyer may hold, and title may be taken personally, through a locally incorporated company, or through an offshore vehicle. What differs is financing: local banks generally apply tighter loan-to-value ratios and shorter tenures to foreign borrowers and offshore holding structures, so the funding plan should be tested with a lender early.
Does Additional Buyer’s Stamp Duty apply to a purchase here?
No. ABSD is levied on residential acquisitions and does not apply to commercial purchases, which is one of the structural attractions of strata office stock for buyers who already hold residential assets. Acquiring a unit at Vision Exchange will not consume a residential ABSD tier, nor will it trigger the higher rates that apply to entities and foreign buyers of homes. The narrow caveat is that ABSD can arise where a commercial site is acquired with residential development potential, which is not the position here. Ordinary strata office and medical suite purchases attract Buyer’s Stamp Duty only.
What about Seller’s Stamp Duty if I resell within a few years?
Seller’s Stamp Duty on non-residential property applies only to industrial premises, and Vision Exchange is zoned Commercial rather than industrial. A unit sold at any point after completion therefore attracts no SSD, regardless of how briefly it was held. That is a meaningful difference from B1 and B2 strata stock, where a three-year holding period carries duty on a sliding scale. Owners should still consider income tax treatment: if a pattern of short-term buying and selling is assessed as trading rather than investment, the gain may be treated as taxable income instead of a capital receipt.
What upfront taxes and duties should a buyer budget for?
Buyer’s Stamp Duty on non-residential property is charged on a tiered basis and works out at roughly three to five per cent of the price at the values transacting here, so a unit around S$1.2 million implies a five-figure duty bill. Goods and Services Tax is the larger variable: where the seller is GST-registered, tax is payable on top of the price, though a GST-registered buyer can generally recover it as input tax. Legal fees, valuation and any agency commission sit on top of that figure again. Confirm the seller’s GST status in writing before signing anything.
How does the remaining lease affect financing?
The 99-year term runs from 2013, leaving roughly 86 years as at 2026 — comfortably long by strata commercial standards and not yet a constraint on lending. Banks typically size a commercial loan so that tenure plus borrower age, and tenure against remaining lease, both stay within policy; at this lease length the binding constraint is usually the borrower rather than the building. Expect loan-to-value of around seventy to eighty per cent for owner-occupiers, and less for investment or foreign-held purchases. Commercial loans also cannot be serviced from CPF, so cash-flow planning matters more than usual.
What rental yield is realistic at current pricing?
Working from current evidence, office asking rents sit at roughly S$4.40 to S$6.20 per square foot per month gross, against asking prices in the region of S$1,850 to S$2,350 per square foot. That implies a gross yield of about three to three and a half per cent before costs. Net yield lands lower once the management corporation service charge, property tax, agency fees and a vacancy allowance are deducted — plausibly in the mid-two per cent range. Podium retail and food and beverage units command higher rents per square foot but were bought at far higher capital values.
The building is not new any more. Does age or en-bloc potential matter?
Completion was in 2017, so the property is approaching a decade old and entering its first meaningful cycle of lift, chiller and facade maintenance. Condition remains good and the Green Mark GoldPlus specification keeps running costs reasonable, but buyers should read recent management corporation minutes for sinking-fund adequacy. Collective sale prospects are effectively nil for the foreseeable future: with 740 strata lots across three use classes the consent threshold is impractical, the lease is long, and the site is already built close to its permitted intensity. Value here comes from income and location, not redevelopment.
Is parking and loading adequate for an office occupier?
Levels three and four hold 304 car park lots plus three accessible bays, roughly one lot for every 2,500 square feet of space. That is modest for a building carrying 740 strata units, and it tightens on weekdays when podium medical and food and beverage traffic overlaps with office demand. Six loading and unloading bays serve the basement, adequate for office deliveries and light medical supply runs but not for anything resembling distribution volume, and two service lifts handle goods movement. Occupiers expecting frequent visitors should assume overflow parking at the neighbouring malls will be needed.
What do maintenance and MCST charges look like?
No service charge figure is published for the development, so treat any number as indicative until confirmed by the management corporation. For a Green Mark certified strata office of this age and specification outside the central area, roughly S$0.85 to S$1.10 per square foot per month is a reasonable working assumption, covering common-area upkeep, security, the level five facilities deck and standard-hours air-conditioning. After-hours cooling is billed separately and can be material for occupiers running extended shifts. Ask the managing agent for the last two years of accounts and the current sinking-fund balance before exchanging contracts.
How liquid is the resale market for units in this building?
Transaction volume is steady rather than deep. Recorded office deals over the twelve months to early 2026 span roughly S$1,700 to S$2,000 per square foot, alongside a scattering of podium retail transactions at far higher levels. Smaller lots between 450 and 800 square feet clear most readily, since they suit owner-occupying small firms at an accessible absolute price. Larger or amalgamated floorplates take noticeably longer and depend on a much narrower pool of buyers. Expect a marketing period measured in months rather than weeks, and price against the most recent comparable transaction rather than against asking prices.
Which businesses does this building actually suit?
The tenant mix skews towards professional services, engineering and environmental consultancies, regional branch offices of overseas manufacturers, trading firms with a western Singapore logistics footprint, and serviced-office operators taking whole blocks of suites. That reflects the pull of the International Business Park and the Jurong and Tuas industrial belt. Medical and allied-health practices take the podium suites, drawn by the two hospitals a short drive away. Businesses needing a central business district address for client optics, heavy power provision, or genuine warehouse and racking capability should look elsewhere in the west, most likely at industrial-zoned stock nearby.
