Industrial space and daily convenience
Ramp-up industrial premises with close to 30 retail shops and 4 industrial canteens. Final developer information governs.
SENGKANG–SELETAR · INDUSTRIAL RESEARCHSales details pending verification
Soilbuild
Sengkang ConnectionA new industrial chapter.
Explore the industrial project at Seletar West Road 3 through the facts that matter: the land, the lease and the needs of your business.
Independent project information · Updated 6 November 2026
Final branding, launch timing and unit details require official sales documents.
B2Industrial zoning · JTC record
33 yearsTender tenure · Legal start to verify
23,196.6Land SQM · 249,687 SQFT
10 storeysSite notice · Proposed
Close to 30Retail shops
4Industrial canteens
PROJECT OVERVIEW
Ramp-up industrial space with everyday amenities.
Estimated launch: January 2027
Formal developer announcements govern the sales date and arrangements.
Expected completion: Q1 2029
This expected construction completion is not an issued TOP or a confirmed handover date.
SOILBUILD · ARTIST’S IMPRESSION
Industrial spaces.
Retail opportunities.
Soilbuild-branded promotional artwork supplied by the website owner, retaining its original Artist’s Impression label. Store names, fit-out and activity shown are illustrative, not confirmed tenants or handover specifications.
Ramp-up industrial premises with close to 30 retail shops and 4 industrial canteens. Final developer information governs.
Site area 23,196.6 SQM · 249,687 SQFT
Planning B2 · Plot ratio 2.5 · Maximum permissible GFA 57,991.5 SQM / 624,215 SQFT
01 / THE VERIFIED FOUNDATION
The land behind the opportunity.
Separate land-level parameters from unit specifications. Planning capacity is not a statement of saleable floor area.
JTC + SOILBUILD
- Successful tenderer
- Soilbuild Group Holdings Ltd.
- Location
- Seletar West Road 3, Sengkang West
- Award date
- 1 October 2025
- Site area
- 23,196.6 SQM / 249,687 SQFT
- Gross plot ratio
- 2.5
- Maximum permissible GFA
- 57,991.5 SQM / 624,215 SQFT
- Land tender price
- S$156,114,008
- Land rate / permissible GFA
- ≈ S$250 / SQFT ppr
Land metric, not a unit selling price
SITE NOTICE · REVIEWED 28 OCT 2026
A 10-storey multi-user general industry factory
Ramp-up industrial premises with close to 30 retail shops and 4 industrial canteens. Final developer information governs.
Developer / owner: SB (SKW) INVESTMENT PTE LTD. Builder: SOIL-BUILD (PTE) LTD. Project A2684-00652-2025; permit issued 18 August 2026.
Ramp-up industrial premises with close to 30 retail shops and 4 industrial canteens. Final developer information governs.
Calculation: 23,196.6 × 2.5 = 57,991.5 SQM; S$156,114,008 ÷ (57,991.5 ÷ 0.09290304) ≈ S$250.09 / SQFT ppr. This excludes construction, finance, taxes and other development costs.
PROJECT HIGHLIGHTS
Industrial space.
Everyday convenience.
Explore the key highlights. Final sales information and technical specifications remain subject to the developer’s formal release.
Plus 4 industrial canteens
Industrial space with nearby daily retail and dining provision. Final trades, locations and operating arrangements are subject to formal information.
A starting point for space planning
Floor-to-floor height is expected to be over 6 m. Final clear internal height remains subject to developer confirmation.
20 ft container access: to confirm
Current project guidance is that ramp-up access does not support 40 ft container vehicles. Access for 20 ft container vehicles is considered potentially possible, pending developer confirmation of the actual vehicle and access arrangements.
02 / THE BUSINESS PERSPECTIVE
A business location.
A practical decision.
The following is independent analysis, not a project rent, return or appreciation forecast.
01
Another option for north-east operators
If your workforce, customers or suppliers are concentrated in the north-east, include Sengkang West in the location shortlist. Test actual peak-hour travel and delivery routes before attributing cost savings.
02
Assess industrial and retail separately
An integrated concept may bring useful amenities, but industrial units retain use restrictions. Check production, storage, ancillary offices and shared facilities against the approved scheme.
03
Specifications determine suitability
A new building is not automatically suitable for heavy equipment or large container vehicles. Height, power, floor loads, circulation and loading arrangements drive operational efficiency.
Opens the Sengkang West Connection pin on Google Maps. Actual access and boundaries follow on-site signs and official plans.
03 / THE PROJECT JOURNEY
From land award
to construction programme.
Launch, construction completion, TOP and handover are separate milestones.
Tender launched
JTC opens the Sengkang West land tender.
Site awarded
Soilbuild wins at S$156,114,008.
Contract announced
Earlier construction disclosure; now updated by the 10-storey site notice.
Permit issued
Ramp-up industrial premises with close to 30 retail shops and 4 industrial canteens. Final developer information governs.
Estimated launch
Relayed developer information; formal release to follow.
Scheduled completion
Site-notice expected completion; TOP and handover require confirmation.
Developer communication update: estimated January 2027 launch, subject to formal release. Launch, TOP and handover are separate. JTC’s 84-month project period is distinct from the Q1 2029 construction target.
04 / ONE DEVELOPER, THREE PARCELS
Three land wins.
Three distinct projects.
JTC records support all three land awards. Their specifications and sales arrangements must be checked independently.
| Parcel | Award date | Site area | Tender price | Tenure / zoning |
|---|---|---|---|---|
| Sengkang West | 01 Oct 2025 | 23,196.6 SQM249,687 SQFT | S$156.11M | 33 years / B2 |
| Penjuru Road | 23 Jan 2026 | 20,852.9 SQM224,459 SQFT | S$87.40M | 33 years / B2 |
| Jalan Buroh | 17 Jul 2026 | 31,151.5 SQM335,312 SQFT | S$214.44M | 33 years / B2 |
Tender amounts apply to whole land parcels; they are not unit prices or valuations.
05 / BEFORE YOU COMMIT
Turn the unknowns
into the right questions.
A verified official unit sales package was not obtained in this review. Request written documents for these items before a reservation or financial commitment.
SALES DOCUMENTS TO VERIFY
Price, area and legal tenure
Final branding, launch date, unit count, areas, floor plans, prices, payment schedule, lease commencement, remaining term and handover conditions.
OPERATING SPECIFICATIONS TO VERIFY
Vehicles, equipment and use
Ramp and loading provisions, 40-foot vehicle routes, clear height, floor loads, power, drainage, fire safety, trade approvals, retail allocation and management restrictions.
06 / EXPLORE THE NUMBERS
Test the assumptions.
Then discuss the return.
An editable gross rental yield illustration, using no project price or rent forecast. Default values are a worked example only.
Excludes taxes, financing, capital expenditure, transaction costs and changes in asset value. This is not a net return or project promise.
ILLUSTRATIVE GROSS RENTAL YIELD
5.40%Annual rentS$54,000
After entered operating costsS$44,000
Formula: monthly rent × let months ÷ purchase × 100%
07 / FREQUENTLY ASKED QUESTIONS
Clear answers
to common questions.
Answers reflect the sources obtained for this review. Recheck when new documents are released.
Is the project officially called Sengkang Connection?
The name appears on independent marketing websites. The Soilbuild corporate page reviewed on 26 October 2026 lists the project as Sengkang West. We use that primary-source name until official sales materials confirm the final branding.
When is the estimated launch?
Developer-confirmed information relayed by the site owner indicates an estimated January 2027 launch. This is not a fixed sales date, TOP or handover; formal developer release governs.
Is Q1 2029 the TOP date?
The latest site notice states expected completion in Q1 2029. This is not an issued TOP or confirmed handover date. The JTC tender completion period is a separate requirement.
What are the prices, floor plans and unit sizes?
No verified official sales package for these items was obtained in this review. Ask for the dated developer price list, approved plans and specification schedule before comparing units.
Does B2 zoning allow a standalone office or any retail business?
B2 is industrial zoning. URA generally requires at least 60% industrial use at development and strata-unit levels; ancillary space is not an unrestricted standalone office entitlement. The developer’s industrial-and-retail description does not mean every factory unit permits retail.
Does the 33-year tenure start when I buy?
No such assumption should be made. The tender specifies 33 years; confirm the legal lease commencement and remaining tenure from the title and sale documents. Do not count 33 years from booking or completion.
Can container vehicles use the ramp-up?
Current project guidance is that ramp-up access does not support 40 ft container vehicles. Access for 20 ft container vehicles is considered potentially possible, pending developer confirmation of the actual vehicle and access arrangements.
Will there be ramp-up access?
The project includes ramp-up access. Current project guidance is that ramp-up access does not support 40 ft container vehicles. Access for 20 ft container vehicles is considered potentially possible, pending developer confirmation of the actual vehicle and access arrangements.
How are the retail and industrial elements positioned?
Ramp-up industrial premises with close to 30 retail shops and 4 industrial canteens. Final developer information governs.
What is the expected height?
Floor-to-floor height is expected to be over 6 m. Final clear internal height remains subject to developer confirmation.
08 / PRIMARY SOURCES
Follow the evidence.
Government records, the corporate developer page and issuer disclosures take priority. An independent marketing site calling itself official is not proof of appointment.
- JTC · Sengkang West land award · 1 Oct 2025 ↗
- Soilbuild · Sengkang West corporate project page ↗
- Soilbuild Construction · SGX-hosted media statement · 11 Feb 2026 ↗
- JTC · IGLS historical records ↗
- JTC · Penjuru Road land award · 23 Jan 2026 ↗
- JTC · Jalan Buroh tender and award record ↗
- URA · B2 industrial use quantum ↗
Reviewed 28 October 2026, Singapore. Conversion: 1 SQFT = 0.09290304 SQM. Land area, GFA and unit strata area are different measures.
MARKET OUTLOOK · INDEPENDENT RESEARCH
What could the numbers support?
Explore cost assumptions, selected rental asks, 2029 scenarios and the different entry tests for owner-occupiers and investors.
Price, rent & demand scenarios →NEARBY AMENITIES
The Seletar Mall · Established neighbourhood amenities
Located at 33 Sengkang West Avenue, The Seletar Mall offers shopping, dining and everyday amenities in the surrounding area. Employees can consider it for meals, purchases and daily errands before or after work.
Alongside the project’s communicated close to 30 retail shops and 4 industrial canteens, businesses can assess both on-site amenities and the established surrounding retail catchment. Consult the mall’s official site for current outlets, hours and services.
Official mall location & directions ↗TRANSPORT · ROUTE CHECK 27 OCT 2026
Good expressway access.
Public transport needs a connection.
Reference origin: Sengkang West Road / Sengkang West Way junction, beside the parcel shown in JTC’s location plan. These are not future gate-to-station measurements. Add unknown gate access, internal circulation, waiting and crossing time; the official entrance and pedestrian links remain unconfirmed.
| Destination/direction | Route distance | Map estimate | Route |
|---|---|---|---|
| Blk 461B bus stop 67999 | Walk 260 m | 3 min | Walking route ↗ |
| TPE airport-bound entry segment | Drive 2.0 km | 4 min | T3 route ↗ |
| CTE city-bound entry segment | Drive 2.2 km | 5 min | Orchard route ↗ |
| SLE connection via TPE north-bound | 1.1 km to TPE +1.9 km onward to SLE | About 4 min for first 2 segments | Woodlands route ↗ |
Staff connections: services 102 and 114.
SBS Transit lists 102 and 114 at Blk 461B. Service 114 connects to Yio Chu Kang MRT and Buangkok;102 and its time-limited short-trip variants offer Sengkang station connections. Check the correct direction, stops 67999/67991, timetable and return walking route. Do not interpret bus route-distance markers as walking distances.
Official 102 route ↗ · Official 114 route ↗
Business implication
Useful regional driving and light-delivery connections, but a rail-dependent workforce needs bus transfers, wet-weather walking, shift-hour checks or shuttles. This is not a doorstep-MRT proposition.
Google Maps route snapshot 27 Oct 2026. Times vary with traffic, road changes and entrance choice. TPE showed congestion during the check; no fixed airport/city journey is promised. Standard-car routing does not establish container-truck suitability, height/weight clearance or internal ramp access.
JTC parcel location plan ↗. Searching the whole Seletar West Road 3 can select a different road segment, so the reference junction is disclosed. Re-measure when the official gate is known.
A CLEARER BRIEF, A BETTER CONVERSATION
Start with your requirements.
No name or long form required. Choose a few essentials to prepare a WhatsApp enquiry you can review and send yourself.
SQM conversion appears as you type
DRAFT ENQUIRY · NOT SENT
Make the next step specific.
Cai Shen can help check current official documents against your requirements. Completing this brief does not establish that the project meets them.
Review draft in WhatsApp ↗Prepared only in this page, with no automatic storage or submission. Opens WhatsApp; you still choose whether to send.
LET’S TALK ABOUT YOUR BUSINESS
What does your business
need from its next space?
Share your industry, space requirement, relocation timing and technical needs. We can review the latest project documents against your brief.
Cai Shen / 神猫财神PropNex Realty Pte. Ltd.CEA R062292G · Agency L3008022JWhatsApp +65 8825 1010 ↗Opens WhatsApp. No message or registration is sent automatically.
