10 storeys · 360 industrial units
A multi-user general industry factory. The 360-unit figure refers to the factory units in the notice; a separate commercial-unit count is not stated, so 360 is not presented as a total across all uses.
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 · Reviewed 28 October 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 · 249,686 SQFT
10 storeysSite notice · Proposed
360 unitsIndustrial units · Site notice
SITE NOTICE UPDATE · 28 OCT 2026
10 storeys. 360 industrial units.
Project particulars updated from the latest supplied site notice.
First-storey commercial use & canteen
Commercial use and an industrial canteen on the first storey, plus a basement carpark. Commercial-unit counts, subdivision and permitted activities require the formal schedule.
Expected completion: Q1 2029
The expected completion period on the notice is distinct from an issued TOP, confirmed handover or sales launch.
Developer / owner: SB (SKW) INVESTMENT PTE LTD
Builder: SOIL-BUILD (PTE) LTD
Project reference: A2684-00652-2025 · Lot: 05616W MK 20 · Seletar West Road 3
Permit issued: 18 August 2026
Earlier developer communication: B2 Clean & Light, all-level ramp-up, over 30 retail shops and an estimated January 2027 launch. These are not all specified on this notice; vehicle limits, commercial counts and sales dates require formal sales documents.
Source: site-notice photograph supplied by the website owner on 28 October 2026. This 10-storey site information updates the earlier February announcement’s 8-storey description.
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.
Latest site particulars The site notice describes a 10-storey multi-user general industry factory (360 industrial units), with commercial use and an industrial canteen on the first storey, and a basement carpark. Expected completion: Q1 2029.
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
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
SITE NOTICE · REVIEWED 28 OCT 2026
A 10-storey multi-user general industry factory
360 industrial units, first-storey commercial use and industrial canteen, with a basement carpark. Expected completion: Q1 2029.
Developer / owner: SB (SKW) INVESTMENT PTE LTD. Builder: SOIL-BUILD (PTE) LTD. Project A2684-00652-2025; permit issued 18 August 2026.
The site notice specifies commercial use and an industrial canteen on the first storey. The commercial-unit count and permitted activities require the formal sales and approved-use documents.
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.
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
Site notice: 10 storeys, 360 industrial units, first-storey commercial use and canteen, basement parking.
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 SQM249,686 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
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 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 establish 40 ft container access to every unit.
How are the retail and industrial elements positioned?
Relayed developer information indicates over 30 retail shops, referenced to Skye@Tuas, and B2 Clean & Light industrial positioning referenced to Gate+. These analogies do not establish identical designs, permitted uses or specifications.
How many industrial units are specified?
The site notice describes a 10-storey multi-user general industry factory (360 units), with first-storey commercial use and an industrial canteen. We therefore report 360 industrial units; a commercial-unit count is not stated in the notice and requires the formal 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 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 30-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 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.
Tracy 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.
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