Commercial & Industrial Properties Singapore - Sales & Rental
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Indicative Price Guide & Buy-vs-Rent Logic
Most Affordable New B2 Industrial at Jurong
Price Key Advantages
At GATE+, Attractive entry quantum for brand‑new ramp‑up B2 units, with many standard suites under S$1 million.
Competitive psf starting from the high S$400+–S$600+ range given modern specs, fresh tenure, and location.
Clear price ladder from upper floor standard units to ground‑level Grand Suites and canteens.
Strong rental and capital growth backdrop, with B2 factory values up about 38.76% (2020–2026).
Buy‑vs‑rent logic favours ownership, especially as B2 rents continue to trend up and supply tightens.
Opportunity to structure bulk purchases for investors seeking stack control and portfolio scale.
GATE+ Indicative Price Guide (Subject to Change)
| Unit Type | Level | Size (sqft) | Indicative Price (From) | PSF (Approx.) |
|---|---|---|---|---|
| Standard Suite | Level 3 | 1,615 sqft | S$982,000 | S$608 psf |
| Standard Suite | Level 7 | 1,615 sqft | S$824,000 | S$510 psf |
| Standard Suite | Level 8 | 1,615 sqft | S$792,000 | S$490 psf |
| Penthouse Suite (Duplex) | Levels 9 & 10 | 1,615 sqft | S$824,000 | S$510 psf |
| Grand Suite (Ground Floor + Mezzanine) | Level 1 | 2,174 sqft | S$1,561,000 | S$718 psf |
| Industrial Canteen | Level 1 | 3,208 sqft | S$2,945,000 | S$918 psf |
| Industrial Canteen (larger) | Level 1 | 4,327 sqft | Price upon request | – |
These prices sit within the wider GATE+ narrative that most unit quanta are below S$1 million, making the development accessible to both business owners and private investors seeking industrial exposure.
Prices are indicative and subject to change. All figures exclude GST (applicable at 9%). GST is claimable for GST‑registered entities making taxable supplies. Accurate pricing will be provided in the official price matrix during the sales exercise. The developer reserves the right to adjust pricing without prior notice.
Context – Why These Prices Make Sense
When evaluated against the broader Jurong B2 market, these indicative prices must be read in conjunction with:
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Fresh 33‑year leasehold tenure from 2025 versus older estates with 15–18 years left.
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Superior specifications: ramp‑up access to Level 9, 40‑footer loading bays at Level 1, 10 kN/m² floor loading, generous heights, Green Mark Platinum SLE.
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Tight surrounding supply, high occupancy levels, and rising rents.
Many resale B2 factories with shorter remaining tenure and less advanced specifications already command strong psf levels, driven by scarcity and rental growth. Against this backdrop, GATE+ is positioned as a value‑for‑spec and value‑for‑tenure play in a market where replacement costs and land bids are rising.
Understanding the Pricing Structure.
GATE+ pricing reflects a careful calibration of unit attributes: floor level, size, frontage, proximity to amenities, and ceiling height. The lowest PSF units are typically found on Level 8, where the combination of good accessibility and efficient layout creates exceptional value. Higher floors (Level 7) and duplex penthouses command a slight premium for their superior views and double‑volume space, yet still remain attractively priced relative to the wider market.
Context in the Market – Resale vs. New Launch.
To appreciate the value of these prices, one must look at comparable transactions in the Jurong/Pioneer B2 cluster:
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West Connect (30‑yr lease from 2013): recent resale transactions at 281–292 psf for larger units, but lease decay means the remaining term is only ~17 years. When adjusted for the longer tenure of GATE+, the effective annualised cost is highly competitive.
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Lok Yang Connection (30‑yr from 2024): remaining developer units are priced around 750–880 psf for a shorter 30‑year term (and only ~28 years left), making GATE+’s 490–608 psf a clear relative bargain.
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Stellar @ Tampines (30‑yr from 2023): sold out at 850–1,000 psf.
Thus, GATE+ offers a rare “first‑mover” pricing advantage: a longer tenure, modern specs, and lower psf than later IGLS launches.
Buy vs Rent – Economic Logic for Owner-Users
Nearby B2 rentals range roughly between S$1.60 and S$3.80 psf, depending on unit size, age, and specifications. For a comparable 1,615 sqft unit, monthly rent can be meaningful, particularly over extended periods.
The buy vs rent logic for GATE+ emphasises:
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Converting a recurring rental expense into an owned capital asset that participates in capital appreciation.
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Shielding your business from rental inflation cycles and uncertainty over future renewal terms and locations.
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Preserving operational continuity – you decide whether to stay or re‑tenants the space, rather than being at the mercy of landlords.
With factory assets having delivered around 38.76% capital appreciation in the 2020–2026 window, roughly matching condo performance, ownership at GATE+ becomes a form of defensive capital preservation that still offers growth potential.
Financial Logic for Investors
For investors, GATE+ combines potential income yield with capital growth:
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Sample modelling (e.g., a ~1,615 sqft unit at ~S$807k, rented at ~S$2.50 psf/month) suggests potential gross yields in the ~6% region, depending on final rent achieved.
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With conservative capital appreciation assumptions of around 3% per annum, 5‑ to 10‑year holds can produce significant cumulative gains.
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The tenure advantage and rising land costs at Tukang Innovation Drive underpin the view that replacement pricing for future launches will likely be higher.
Combined with the no ABSD treatment and foreigner eligibility, this gives GATE+ a broad investor appeal.
Value‑Add through Amalgamation.
Buyers considering two or three adjacent units can achieve even greater space efficiency and potentially a lower blended average PSF. The modular design means that amalgamated units can share a single, larger roller shutter access while offering cavernous column‑free floor space. This appeals strongly to logistics firms, data centre operators, or manufacturers needing large‑format facilities, and can command a rental premium over individual smaller units.
What’s Included and What’s Not.
The purchase price includes the bare unit with power‑floated concrete floor, cement‑plastered walls with paint finish, toilet(s) with tiles, roller shutter, aluminium‑framed windows, and the designated electrical isolator (60A TPN for production units). Water and electrical meters are not installed – the purchaser must apply to SP Group and relevant authorities for installation. Air‑conditioning compressor installation is at the common M&E ledge above the roller shutter. Prospective buyers should budget for their internal fit‑out, including partition walls, additional air‑conditioning, and specialised electrical works, all of which can be undertaken after obtaining the necessary approvals.
Request Latest Price List & Personalised Financial Calculations
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A one‑to‑one investment briefing with yield and cash‑flow scenarios.
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Desmond Tan
Licensed Real Estate Consultant
CEA Registration No: R007497J
Phone: +65 6100 8123
Email: Cosysingapore@gmail.com
Web Site: www.cosysingapore.com
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Public Holidays: By appointment
All information is provided in good faith based on available project data and is subject to change by the developers or relevant authorities. Floor plans, specifications and prices are indicative and subject to final confirmation. This page does not constitute a formal offer. Buyers are advised to conduct independent due diligence and seek professional legal advice before making any purchase decision.