Over30 retail shop units
Retail positioning referenced toSkye@Tuas, without implying identical layout, areas, tenants or footfall.
SENGKANG–SELETAR · INDUSTRIAL RESEARCHSales details pending verification
Soilbuild
Sengkang WestA 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 · Reviewed 26 October 2026
Final branding, launch timing and unit details require official sales documents.
LAND / USE / OPPORTUNITY
Concept diagram · Not a boundary plan or building render
Concept diagram · Not a boundary plan or building renderB2Industrial zoning · JTC record
33 yearsTender tenure · Legal start to verify
23,196.6Land SQM · 249,686 SQFT
8 storeysConstruction announcement · Planned
DEVELOPER COMMUNICATION UPDATE · 27 OCT 2026
An industrial-and-retail proposition.
B2 Clean & Light
Industrial positioning referenced toGate+. B2 zoning remains; individual processes require use, environmental and fire-safety checks.
Ramp-up design
Vehicular ramps have been confirmed through the relayed developer communication. Latest supplied information describes access to every level; vehicle types, clearance and loading remain specification-dependent.
Total units:360 · Latest communication confirmation
The site owner’s latest relayed confirmation states360 units. Inclusion of the30-plus retail shops and the industrial/retail split await the formal unit schedule.
Estimated launch: January2027 · An estimate, not a fixed sales date, TOP or handover.
Source: developer-confirmed information relayed by the site owner on27Oct2026. Final counts, approved uses, specifications and launch arrangements remain subject to formal documents.
Site-scale reference: Lok Yang Connection
Sengkang West: 23,196.6SQM /249,686SQFT
Lok Yang Connection: 18,605SQM /200,263SQFT
Both are in the roughly20,000SQM scale. Sengkang West is about4,591.6SQM (49,424SQFT), or24.7%, larger. Similar site scale does not imply the same floors, unit count, sizes or vehicle access.
INDUSTRIAL SPACE · CONCEPT STUDY
Eight-storey factory.
Architectural concept.
Original concepts informed by representative industrial projects in the developer’s portfolio and this project’s announced eight-storey factory brief. Site area is not the building footprint. Site shape, building dimensions, layout and surroundings are hypothetical, not the developer’s approved design.
AI ARTIST impression
01 / EIGHT-STOREY FACTORY
Eight-storey industrial & retail · All-level ramp-up concept
Eight storeys with ramp connections to every level. Retail frontage, ramp position and building layout are AI ARTIST impression, not approved design.
AI ARTIST impression
02 / RAMP-UP CONCEPT
Ramp-up · Vehicle circulation concept
A detail concept for all-level ramp-up access. Geometry, width, gradient and vehicle types are not confirmed specifications.
AI ARTIST impression
03 / SPACE TO WORK
Industrial space · Working atmosphere
An exploration of order and light in a working space. Do not infer actual height, loading, equipment or permitted use.
Design research references include public descriptions of North View Bizhub, Food Ascent, Tampines Connection and Lok Yang Connection. These original concepts interpret functional industrial typologies; other projects’ ramps, vehicle access and technical specifications do not apply here.
Site area 23,196.6 SQM · 249,686 SQFT
Planning B2 · Plot ratio 2.5 · Maximum permissible GFA 57,991.5 SQM / 624,215 SQFT
Building 8-storey multiple-user factory (construction announcement)
Ramp-up access Latest supplied information describes ramp-up access to every level; vehicle specifications await formal documents.
CONCEPT VISUALS · NOT ACTUAL PROJECT DESIGN. Assess the project using official developer renders, approved plans and specifications. Select an image to enlarge.
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 / 249,686 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
CONSTRUCTION DISCLOSURE · 11 FEB 2026
An 8-storey multiple-user factory
The issuer schedules its Seletar West project for completion by Q1 2029 and specifies a Green Mark Platinum Super Low Energy target. These are programme and design targets, not evidence of an issued TOP or achieved certification.
Read the SGX-hosted announcement ↗Soilbuild positions Sengkang West as an integrated industrial and retail development in the Sengkang–Seletar precinct. The retail allocation, location and permitted activities still require approved documentation.
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.
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.
The map search identifies the road, not a verified project entrance or legal boundary.
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
Seletar West 8-storey factory programme disclosed.
Estimated launch
Relayed developer information; formal release to follow.
Scheduled completion
Announcement target; TOP and handover require confirmation.
Developer communication update: estimated January2027 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 SQM249,686 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
4.80%Annual rentS$48,000
After entered operating costsS$38,000
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 January2027 launch. This is not a fixed sales date, TOP or handover; formal developer release governs.
Is Q1 2029 the TOP date?
The 11 February 2026 construction announcement schedules the Seletar West factory for completion by Q1 2029. A construction programme is not a confirmed TOP date. The JTC 84-month project completion period is a separate tender 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 a 40-foot container access every unit?
This was not verified. Obtain the vehicle route, ramp clearances, turning and loading-bay plans, access restrictions and unit-level written specifications. A ramp-up description alone is insufficient.
Will there be ramp-up access?
The relayed developer confirmation includes ramp-up access. Latest supplied information describes access to every level; vehicle types, clearance and loading require formal specifications; this does not establish40ft container access to every unit.
How are the retail and industrial elements positioned?
Relayed developer information indicates over30 retail shops, referenced toSkye@Tuas, and B2 Clean & Light industrial positioning referenced toGate+. These analogies do not establish identical designs, permitted uses or specifications.
What is the currently confirmed unit count?
The latest confirmation relayed by the site owner states360 units. Retail inclusion and the industrial/retail split await the formal developer schedule.
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 26 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 at33Sengkang 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 communicated30-plus retail shops, 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 inJTC’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 |
|---|---|---|---|
| Blk461B bus stop67999 | Walk260m | 3min | Walking route ↗ |
| TPE airport-bound entry segment | Drive2.0km | 4min | T3 route ↗ |
| CTE city-bound entry segment | Drive2.2km | 5min | Orchard route ↗ |
| SLE connection viaTPE north-bound | 1.1km toTPE +1.9km onward toSLE | About4min for first2segments | Woodlands route ↗ |
Staff connections: services102 and114.
SBS Transit lists102 and114 atBlk461B. Service114 connects toYio Chu Kang MRT andBuangkok;102 and its time-limited short-trip variants offer Sengkang station connections. Check the correct direction, stops67999/67991, timetable and return walking route. Do not interpret bus route-distance markers as walking distances.
Official102 route ↗ · Official114 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 snapshot27Oct2026. 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 Road3 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.
Ivy 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.
Ivy / IvySN Real EstateWhatsApp +65 9366 3489 ↗Opens WhatsApp. No message or registration is sent automatically.
