CT Gold Macpherson Overview
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MacPherson Light Industry (Business 1) Development
Evaluating technical benchmarks, architectural site plans, and the scarcity of freehold light Industrial property (Type B1) in the city-fringe core.
Access Area IntelligenceThe MacPherson Industrial Renaissance
In the evolving tapestry of Singapore's urban planning, the **MacPherson area** has traditionally served as the operational heart of the nation's light industrial and logistics sectors. However, a significant structural shift is underway. As JTC and URA continue to prioritize shorter-term leasehold industrial plots (often restricted to 20 or 30-year terms), the intrinsic value of **freehold** light Industrial property (Type B1) has entered a phase of critical scarcity.
This technical analysis benchmarks the site potential of the plot located at **5 Lorong Bakar Batu**. Situated within the Geylang Planning Area, this site represents a finite category of industrial real estate—one that offers absolute ownership in a sea of depleting leases. For corporate occupiers, this isn't just an operational move; it is a strategic asset play designed to shield the business balance sheet from lease decay and land premium escalations.
As the nearby Paya Lebar Airbase transforms into a future commercial and residential node, MacPherson's "city-fringe" status is set to intensify, making early acquisition of freehold B1 space a generational investment play.
Leading Industrial Developers in Singapore (2026)
The industrial real estate landscape in Singapore is dominated by institutional powerhouses and specialized developers who understand the technical rigors of Type B1 and B2 zoning. Identifying the developer pedigree is a critical component of risk assessment for corporate buyers.
CapitaLand Investment
Singapore's largest diversified real estate group, renowned for large-scale integrated industrial parks and high-tech business space management.
Mapletree Investments
A global leader in logistics and industrial assets, known for the high operational efficiency and connectivity of their regional distribution centers.
Frasers Property
A multi-national developer with a strong focus on sustainable, mixed-use industrial developments that blend operational utility with staff wellness.
City Developments Limited (CDL)
While a residential titan, CDL has a significant footprint in industrial property, focusing on high-end B1 spaces that cater to the tech and clean-manufacturing sectors.
Chiu Teng (CT) Group
The Chiu Teng Group (also referred to as CT Group) has carved a dominant niche as a specialist in high-spec B1 industrial projects. With landmark successes like CT Hub and CT Foodchain, they benchmark the architectural integration of ramp-up logistics and modern corporate office aesthetics, a standard being analyzed for the 5 Lorong Bakar Batu vicinity.
Why MacPherson Area?
Understanding the fundamental drivers behind the precinct's high-performance investment profile.
Absolute Freehold Status
Securing a freehold industrial asset in Singapore provides a unique buffer against inflation. Unlike 20-year GLS plots, an "Estate in Fee Simple" ensures that property valuation remains resilient over multi-generational cycles.
Strategic City-Fringe Location
The MacPherson area is strategically sandwiched between the CBD and the residential heartlands, providing unparalleled accessibility for staff recruitment and minimizing last-mile delivery friction.
Exceptional Connectivity Network
Firms at 5 Lorong Bakar Batu benefit from a seamless expressway nexus. Immediate egress to the CTE, PIE, and KPE ensures that distribution fleets can reach any point in Singapore efficiently.
Proximity to Transit Nodes
Recruitment is bolstered by a 10-minute walk (approx. 800m) to Potong Pasir MRT Station (North-East Line). The site is supported by multiple bus stops within a 5-minute radius.
A Flourishing Lifestyle Ecosystem
Staff enjoy dining options along MacPherson Road and Tai Thong Crescent, plus comprehensive shopping at The Venue Shoppes, Poiz Centre, and Woodleigh Mall.
The Scarcity of Perpetual Assets
Industrial property valuations in Singapore are increasingly bifurcated between leasehold "operating assets" and freehold "capital assets." As the industrial core of MacPherson gentrifies, older factories are making way for high-spec, tech-enabled hubs. In this environment, the 5 Lorong Bakar Batu plot serves as a benchmark for what is possible when high-end architecture meets industrial utility.
Strategic Blueprint Analysis of the Geylang Planning Area Industrial Zone.
For corporate owners, the decision to acquire freehold **light Industrial property (Type B1)** is often driven by the desire to convert sunken rental costs into appreciating equity. By securing a perpetual base in MacPherson, businesses can anchor their headquarters in a zone immune to return-to-state rules.
Location Intelligence & Context
The Industrial Ecosystem Nexus
The site's position at the intersection of Lorong Bakar Batu and Kallang Sector places it at the center of a mature cluster. It is flanked by neighbors like Siemens Centre, Kenwood Building, and the Letusrepair-Singapore complex. This density creates a powerful business halo effect, attracting tech-services firms that value a prestigious city-fringe address.
Strategic transit mapping showing the connectivity flows from Potong Pasir MRT and the PIE corridor.
Benchmark Site Layout Analysis
Evaluating the architectural logic and workflow efficiency of B1 configurations benchmarked for the 5 Lorong Bakar Batu plot.
1st Storey: The Distribution Hub
The ground level is engineered for high-turnover logistics. It features a benchmark floor height of 7.350m and heavy live loads (10.0 kN/m²). This layout integrates 3 production units with mezzanine capability alongside 3 industrial canteens to serve the workforce precinct.
1st Storey Mezzanine: Administrative Integration
This layout benchmarks the administrative verticality possible in modern B1 units. By separating corporate administration from production floor operations, firms maximize vertical volume while maintaining clear lines of sight for operational oversight.
2nd Storey: Direct Doorstep Logistics
Ramp-up access defines this level. With roller shutters benchmarked at 3600mm height, 14-footer lorries can reach unit doorsteps directly. This eliminates elevator wait times and material handling friction—essential for e-commerce hubs.
2nd Storey Mezzanine: Specialized Storage Depth
The mezzanine expands operational depth while preserving the floor loading integrity. This level benchmarks 7.5 kN/m² live load with 6.3m floor-to-floor height, ideal for mid-tier manufacturing equipment.
3rd Storey: High-Spec Ramp-Up Continuity
Level 3 continues the heavy-duty flow with 7.350m heights and 10.0 kN/m² loads. 7 units on this level are benchmarked for mezzanine integration, allowing for highly customized clean-room or lab configurations.
3rd Storey Mezzanine: Segmented Workflow
Level 3M provides a specialized administrative deck. This benchmarks the separation of high-spec machinery from sensitive corporate IT infrastructure, providing a blueprint for medical and tech-manufacturing trades.
4th Storey: Maximum Height Ramp-Up Access
This level represents the peak of direct vehicle accessibility. It benchmarks the capability of a 2.8-ton service lift and ramp infrastructure to deliver high-spec production capacity at elevated levels within a city-fringe address.
4th Storey Mezzanine: The Executive Peak
A benchmark for premium corporate utility, Level 4M offers high-clearance mezzanine space for headquarters-style units, combining industrial production power with top-tier administrative environments.
5th Storey: The Lifestyle Transition
Transitioning from ramp-up to flatted factory production, Level 5 benchmarks staff wellness. This layout includes a dedicated communal pavilion with a BBQ pit, providing an essential staff breakout zone.
6th Storey: Tech-Focused Flatted Production
Upper levels are optimized for precision B1 activities like software R&D and clean-tech. These units benefit from a 5.6m ceiling height benchmark and 7.5 kN/m² loading capacities.
7th Storey: Flatted Excellence
Continues the standard for flatted factory units in the MacPherson area. Benchmark units feature optimized column grids to ensure maximum usable space for precision equipment layouts.
8th Storey: Top-Floor Technical Mastery
The top level benchmarks premium flatted units with a significant 7.000m floor-to-floor height and heavy 10.0 kN/m² loading, catering to specialized trades requiring massive overhead clearance at the summit.
Detailed Site Parameters
The following parameters are extracted from the technical brief for **Lot 06986C MK24** at 5 Lorong Bakar Batu. These specifications represent the gold standard for contemporary city-fringe industrial developments.
| Study Subject | Proposed Erection Of 8-Storey Ramp-Up Multi-User Light Industry (Business 1) Development |
| Zoning Category | Industrial B1 (Light Industry) |
| Site Location | No. 5 Lorong Bakar Batu (Geylang Planning Area) |
| Developer Context | CT Macpherson Pte Ltd (UEN 202521531C) |
| Tenure Framework | Estate In Fee Simple (Freehold) |
| Total Site Area | 4590.30 sqm / 49,409.98 sqft |
| Total Units | 63 Production Units + 3 Industrial Canteens |
| Factory Format | Partial Ramp-up B1 / Flatted B1 |
| Lift Provision | 2 Passenger Lifts (min 18 Pax) + 1 Service Lift (2.8 ton) |
| Vehicle Grid | Future EV Lots, Handicapped, Motorbike, and Lorry Lots (4 Lots) |
| Lorry Benchmark | Lots for 7.5m Rigid Frame Vehicles |
| Canteen Provision | Kitchen Exhaust Duct (KED) connected to units |
| Gas Supply | Centralized LPG Supply Gas Pipe with Cap-off at front units |
| Expected TOP | 30 November 2030 |
Industrial Capacity Benchmarks
Detailed technical specifications for operational load and power planning for B1 industrial users.
| Floor Level | Mezzanine Availability | Floor to Floor Height | Operational Live Load | Power (Production Area) | Power (Canteen Area) |
|---|---|---|---|---|---|
| Level 1 | Yes (3 units) | 7.350 m | 10.0 kN/m² | 100 Amp (3 Phase) | 150 - 200 Amp* |
| Level 2 | No | 6.300 m | 7.5 kN/m² | 63 Amp (3 Phase) | - |
| Level 3 (3M) | Yes (7 units) | 7.350 m | 10.0 kN/m² | 100 Amp (3 Phase) | - |
| Level 4 (4M) | Yes | 7.350 m | 10.0 kN/m² | 100 Amp (3 Phase) | - |
| Levels 5 - 7 | No (6M available) | 5.600 m | 7.5 kN/m² | 63 Amp (3 Phase) | - |
| Level 8 | No | 7.000 m | 10.0 kN/m² | 100 Amp (3 Phase) | - |
* Canteen Power Benchmark: Stack 02 (150 Amp 3-Phase); Stacks 01 & 03 (200 Amp 3-Phase).
Unit Distribution & Floor Height Matrix Benchmark.
Refining the Logistics Interface
A B1 industrial unit's utility is defined by its ingress and egress efficiency. In the MacPherson area, the 5 Lorong Bakar Batu plot benchmarks higher roller shutter clearances to ensure diverse equipment compatibility. Units on Levels 1, 3, and 4 feature standard 3000mm(W) x 2700mm(H) shutters, while Level 2 units—the core of ramp-up logistics—feature a taller 3600mm(H) clearance.
This subtle adjustment allows for specialized machinery or taller delivery fleets. Furthermore, the ability to knock down adjoining walls between side-by-side units (subject to Professional Engineer and authority requirements) provides a future-proof footprint. Scaling firms can expand their contiguous production floorplate as their business evolves, maintaining seamless administrative flow.
Technical Analysis by Josephine Yap
Industrial property investment in Singapore isn’t just about tenure or price — it’s a numbers-driven, compliance-focused decision. Beyond lease terms, you must assess structural floor loading, usage approvals, and trade code compatibility to ensure operational viability and long-term asset security. With over a decade of experience, I’ve guided numerous business owners and investors in securing the right industrial and commercial properties across Singapore. My role goes beyond sourcing space — I provide the technical insight and strategic evaluation needed to safeguard your operations and build a resilient corporate legacy.
Frequently Asked Questions
Is Additional Buyer's Stamp Duty (ABSD) applicable?
No. Industrial property acquisitions in Singapore are currently exempt from ABSD. This makes the MacPherson area an exceptionally capital-efficient zone for corporate deployment and investor diversification away from residential assets.
What defines Type B1 classification?
B1 Industrial properties are designated for clean activities that do not create significant environment nuisance. This benchmarks the site for high-spec software R&D, medical technology labs, and clean manufacturing hubs.
How does the Paya Lebar Airbase transformation affect the area?
The redevelopment of the nearby Paya Lebar Airbase (releasing 800 hectares of land) acts as a significant long-term macro catalyst. MacPherson is positioned to become the critical gateway between the CBD and this massive future commercial hub.
Are industrial canteens included in site planning?
Yes. Any development benchmark for 5 Lorong Bakar Batu includes integrated Industrial Canteens. These units are provisioned with Kitchen Exhaust Ducts (KED) and support staff lifestyle wellness within the precinct.
What is the benefit of a ramp-up configuration?
Ramp-up access allows delivery vehicles to reach your unit's doorstep directly. This significantly reduces turnaround times, labor costs, and reliance on common cargo lifts, which are often points of congestion.
Is EV charging supported at this location?
Yes. Modern technical benchmarks for light industrial sites in D13 include provisions for future EV charging lots to support the shift toward sustainable corporate logistics fleets.
Explore More about CT MacPherson
Freehold industrial inventory in the city-fringe is reaching absolute zero. For personalized advice on industrial financing or to understand the progressive payment schedule, reach out to the area specialist today.
Connect with Josephine NowDisclaimer: The information in this study is for educational and technical informational purposes only and does not constitute financial or legal advice. Technical benchmarks are based on independent site analysis of the 5 Lorong Bakar Batu plot (MK24 Lot 06986C) as of 02/03/2026. All dimensions are approximate and subject to final survey. Josephine Yap (CEA R057586D) specializes in high-net-worth industrial and residential assets.
Press Coverage
MacPherson Industrial Complex Sold for $1.039 Billion — 17% Above Asking Price
Published: 2026
1. MacPherson Industrial Complex has been successfully sold for $1.039 billion, achieving a price approximately 17% above its asking price, reflecting strong investor confidence in Singapore’s industrial property sector.
2. The transaction underscores continued demand for well-located industrial assets with redevelopment potential. The site attracted competitive interest, culminating in a final price significantly above initial expectations.
3. Key transaction details are summarised below:
| Property | Property Type | Final Sale Price | Premium Above Asking |
| MacPherson Industrial Complex | Industrial | $1,039,000,000 | ~17% |