Freehold Industrial Property for Sale in Singapore: 2026 Guide
By SG Property Group · 2026-11-11 · 1797 words
Freehold industrial property in Singapore costs an average of S$890 per sq ft. That is about 56% more than 60-year leasehold at S$571 psf, and roughly 2.6 times the S$346 psf of a 30-year lease. Those are the Q2 2026 averages from Savills' strata industrial basket, and buyers are still paying them: freehold prices rose 1.6% that quarter while 30-year leasehold fell 1.9%.
New freehold launches cost far more than that average. Recent freehold B1 and B2 projects have sold, or are being offered, at roughly S$1,400 to S$2,000 psf. That is about 1.6 to 2.2 times the freehold average, because the average includes decades-old buildings.
This guide to freehold industrial property for sale in Singapore covers what you pay, where freehold exists, and when a 60-year lease is the better buy. Downsides first.
The 2026 numbers: freehold vs leasehold industrial
| Tenure | Average price (Q2 2026) | Change vs Q1 2026 | 2,000 sq ft unit at the average |
|---|
| Freehold | S$890 psf | +1.6% | about S$1.78 million |
| 60-year leasehold | S$571 psf | +0.3% | about S$1.14 million |
| 30-year leasehold | S$346 psf | −1.9% | about S$692,000 |
The wider market is steady. JTC's Q3 2026 statistics show the all-industrial price index up 1.0% on the quarter and 4.2% on the year, with multiple-user factory prices up 5.3% year-on-year. Occupancy across all industrial space stood at 88.9%.
What new freehold launches cost per square foot
| Project | Zoning | Status | Price | Source |
|---|
| Generations@Tannery, 71 Tannery Lane | B1 | Sold out in two days, July 2026 | S$1,500 to S$2,000 psf (production units) | EdgeProp, 17 Jul 2026 |
| SPACE@18, 18 Lorong Ampas | B1 | Sold out | S$1,437 to S$2,041 psf, average S$1,538 psf (sales in the last 12 months) | URA sales data via EdgeProp |
| Space Nova, 21 New Industrial Road | B1 | New launch, 6 units left | S$1,653 to S$1,829 psf (S$2.69m to S$5.34m, 1,625 to 2,917 sq ft) | Huttons, Oct 2026 |
| Keystone @ Mandai, 2C Mandai Estate | B2 | New launch | About S$1,401 psf (asking, 1,690 sq ft unit, May 2026) | Listing on CommercialGuru |
Three things stand out. First, a brand-new freehold unit costs roughly S$1,400 psf at the low end, about 2.5 times the 60-year leasehold average. Second, location drives the top of the range: the city-fringe B1 projects at Tannery Lane and Lorong Ampas reached around S$2,000 psf for their best units. Third, the current launches span the range: Space Nova's remaining units are priced at S$1,653 to S$1,829 psf, while a Keystone unit was listed at about S$1,401 psf. The Keystone figure is an asking price for a single unit, not a transaction, so confirm current pricing and availability before you plan around it.
The downsides of freehold industrial: read these first
1. You pay the premium on day one
On a 2,000 sq ft unit at the averages above, freehold costs about S$640,000 more than 60-year leasehold. At new-launch pricing the gap is wider: 2,000 sq ft at S$1,450 psf is about S$2.9 million, against about S$1.14 million at the 60-year average. That premium buys security decades from now, but it is capital you cannot use elsewhere today. If you only plan to hold for ten years, you are paying upfront for years you may never use.
2. Stamp duty grows with the price
Buyer's stamp duty (BSD) on non-residential property is tiered from 1% to 5%, under the rates in force since 15 February 2023. On the S$1.78 million freehold example, BSD is about S$58,600. On the S$1.14 million 60-year unit, it is about S$30,280. There is no ABSD on industrial property, but BSD alone adds almost S$30,000 to the cost of choosing freehold. On a S$2.9 million new-launch unit, BSD rises to about S$114,600, and GST at 9% applies on top because developers are usually GST-registered.
3. The rental yield is usually lower
Tenants pay for space, access and specification, not for the landlord's tenure, so comparable freehold and leasehold units tend to rent for similar amounts. A higher purchase price therefore usually means a lower gross yield. Check realistic rents against our current listings before treating freehold as an income play.
4. Choice is thin, and much of the stock is old
Most industrial land in Singapore is leased by JTC on 30- or 60-year terms. Freehold industrial land exists, but it is scarce: mostly older plots or privately assembled sites that were never sold on a lease. Many freehold buildings are decades old, with lower ceilings, lighter floor loading or dated mechanical and electrical systems. New freehold launches are rare.
5. Freehold does not mean "no rules"
Zoning still applies. Under URA's guidelines, clean and light industries belong in Business 1 (B1) zones, while general and special industries belong in Business 2 (B2). A freehold B1 unit cannot host a B2 activity. Your intended use, any ancillary office space and any change of use still need the relevant approvals. Freehold removes the lease countdown; it does not remove planning control.
Why buyers still pay for freehold
Savills' Q2 2026 report linked freehold's outperformance to investors' preference for "tenure security and asset preservation". In practice, that means three things.
- No lease decay. A leasehold unit loses a year of remaining lease every year, and its value follows. A freehold unit does not count down. Our guide to 30-year vs 60-year vs freehold explains how that decay shows up in prices.
- Financing does not shrink. Banks lend against industrial property partly on remaining lease. As a lease shortens, loan amounts and loan tenures tend to fall, which narrows the pool of buyers who can finance your unit when you sell. Freehold avoids that squeeze. See our industrial property loan guide and the latest bank rates.
- A wider exit. Scarce and easy to finance, a well-specified freehold unit usually attracts more buyers than an equivalent short-lease unit.
Where is freehold industrial property in Singapore?
Recent freehold launches show where it tends to surface: older city-fringe industrial streets and a small number of private sites further out. These are the freehold projects we currently cover.
Current freehold launches
- Space Nova, 21 New Industrial Road. A 7-storey freehold B1 clean industrial building with 47 strata units, ramp-up access, a communal sky terrace and EV charging lots.
- Keystone @ Mandai, 2C Mandai Estate. A 10-storey freehold B2 building with 69 units, 5.6m ceilings and 15 kN/m² floor loading, next to JTC's Sungei Kadut Eco-District. Freehold B2 is rarer still than freehold B1.
Fully sold freehold projects
Resale units in sold-out freehold projects come up occasionally. Our building library lists tenure and zoning for more than 50 buildings, and every project is on our new launches page.
Freehold or 60-year leasehold? Match the tenure to your holding period
- Holding for 30 years or more, or passing it on: freehold. No lease decay, and financing stays available to the next owner.
- Holding for 10 to 20 years with yield in mind: a 60-year unit with a long remaining lease is often better value. At S$571 psf it costs about 64% of the freehold average, and its prices held up in Q2 2026 (+0.3%).
- Needing heavy B2 specification on a budget: a newer leasehold B2 building may suit you better than an older freehold one. Read our guide to the 33-year industrial lease before you commit.
- Planning to sell within three years: tenure is not your main cost. Seller's stamp duty of 15%, 10% or 5% applies to industrial property sold within three years, whatever the tenure.
Checklist before you buy freehold industrial
- Confirm the title. Have your lawyer verify the unit is genuinely freehold.
- Match the zoning to your activity. B1 for clean and light industry, B2 for general and special industry. Our B1 vs B2 guide explains the difference.
- Inspect the building, not just the tenure. Check ceiling height, floor loading, lift capacity, loading bays, power supply and the building's age.
- Benchmark the price. Compare the psf with the S$890 freehold average, with recent new-launch pricing of about S$1,400 to S$2,000 psf, and with comparable 60-year units nearby.
- Budget for stamp duty and GST. BSD runs from 1% to 5% by tier. GST at 9% applies if the seller is GST-registered, as it usually is for developer launches.
- Line up financing early. Get in-principle approval before you sign.
Frequently Asked Questions
How much does freehold industrial property cost in Singapore in 2026?
Savills' Q2 2026 data puts the freehold average at S$890 psf, against S$571 for 60-year and S$346 for 30-year leasehold. That average includes older buildings. New freehold launches cost far more: Generations@Tannery sold at S$1,500 to S$2,000 psf, SPACE@18 averaged S$1,538 psf, and Space Nova's remaining units are priced at S$1,653 to S$1,829 psf.
Which industrial new launches in Singapore are freehold?
Space Nova at 21 New Industrial Road (freehold B1, 6 of 47 units left at S$1,653 to S$1,829 psf) and Keystone @ Mandai at 2C Mandai Estate (freehold B2, 69 units, asking about S$1,401 psf) are current freehold launches. SPACE@18 and Generations@Tannery are also freehold but fully sold, so only resale units may come up.
Can foreigners buy freehold industrial property in Singapore?
Yes. The Residential Property Act restrictions do not apply to industrial property, so foreign individuals and companies can buy freehold B1 and B2 units without special approval, and there is no ABSD. Buyer's stamp duty still applies, and the unit's approved use must match the business you plan to run. See our guide for foreign buyers.
Is freehold industrial worth the premium over 60-year leasehold?
It depends on how long you hold. Freehold suits owners holding for decades or passing the asset on, because there is no lease decay and financing stays available. For a 10 to 20 year hold focused on yield, a 60-year unit with a long remaining lease often gives better value, at about 64% of the freehold price per square foot.
Conclusion: buy freehold for the holding period, not the label
Freehold industrial is scarce, easy to finance and has held its value better than short leases through 2026. You pay for that: roughly 56% more per square foot than 60-year leasehold on average, and around S$1,400 to S$2,000 psf for a brand-new freehold unit, plus higher stamp duty and usually a lower yield. If you will hold for decades, the premium earns its keep. If you won't, a long-lease unit is often the sharper buy.
Tell us your activity, budget and holding period, and we will shortlist freehold and long-lease options side by side, with the stamp duty worked out. Call +65 8803 2404 or WhatsApp +65 9768 7722.
Honest numbers. Real deals.