SPACE 21
D14 - Eunos / Geylang / Paya Lebar
Project Timeline
Key milestones for SPACE 21.
Availability
Factsheet
Why SPACE 21
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Rare freehold B1 industrial space
Almost all industrial land in Singapore is sold on 30-year or 60-year leases and most strata industrial units sit on short tenures. SPACE 21 is freehold B1 - a genuinely small category. For an owner-occupier business, freehold industrial title removes the lease-decay problem that dominates the rest of the industrial market.
Twenty minutes from the city, at the edge of the central region
The development sits at the eastern fringe of the Central Region, on the Geylang and Sims side, equidistant in practice between the CBD and the Paya Lebar business hub. The project lists Paya Lebar Central as a five-minute drive and the CBD as being close by, which puts it well inside normal commuting range for staff and customers.
Aljunied MRT 410m - a walk, not a drive
Aljunied station on the East-West Line is about 410m away, roughly a five-minute walk, which is unusual for industrial premises. It matters for staffing: businesses here can draw on the East-West Line corridor rather than relying on employees who own vehicles. Kallang is about 999m and Geylang Bahru on the Downtown Line about 1,064m.
Seven-metre ceilings with mezzanine offices
The units are stacked - the second to fifth storeys each carry a mezzanine - and the listings describe ceilings above six metres with a seven-metre ceiling and a second-level mezzanine office in the larger units. That vertical space is what makes the floor area usable for storage, racking or a split workshop-and-office configuration.
Built as a multi-user factory, with a canteen on site
The building is a single five-storey multi-user light industrial block with 19 factory units and one canteen on the first floor. The canteen is a practical amenity that most small industrial buildings lack, and it means staff have food on site rather than needing to leave the building.
Industrial title, and a different set of rules
These are industrial strata units, not residential and not commercial. That means no Additional Buyer's Stamp Duty or Seller's Stamp Duty for individual buyers, no restrictions on foreign ownership, financing on commercial terms, GST on purchase, and property tax at industrial rates. It also means permitted use is industrial - light manufacturing, storage, logistics, workshops and ancillary office - subject to JTC and URA rules on use and occupancy.
Current Prices
| Block ↕ | Unit ↕ | Plan | Area ↕ | Price ↕ | $PSF ↕ | Status |
|---|---|---|---|---|---|---|
| SPACE 21 | #04-04 | Level 4 | 2,476 sqft | $2,130,000 | $860 psf | Available |
| SPACE 21 | #03-04 | Level 3 | 2,476 sqft | $2,150,000 | $868 psf | Available |
| SPACE 21 | #01-02 | Level 1 | 1,701 sqft | — | — | Available |
Sold Prices
SPACE 21
D14 - Eunos / Geylang / Paya Lebar
SPACE 21 is a freehold B1 industrial development at 51 Lorong 21 Geylang, District 14, developed by JVA Katong Pte Ltd. It is a single five-storey block of multi-user light industrial premises, comprising 19 factory units and one canteen on the first floor - 20 strata units in total. The second to fifth storeys each incorporate a mezzanine, and units are configured with high ceilings, described in the listings as above six metres with a seven-metre ceiling and a second-level mezzanine office space in the larger units. It obtained its Temporary Occupation Permit in June 2023.
The tenure is what sets the building apart. Industrial land in Singapore is almost always sold on short leases - 30 years for B2 and typically 60 years for B1 - and strata industrial units therefore usually come with the lease-decay issue attached. Freehold B1 strata space is a small and tightly held category. For a business buying rather than renting, that removes the depreciation problem that makes industrial property a difficult long-term hold, and it is the single strongest argument for this development.
The location is the second. Aljunied MRT station on the East-West Line is about 410m away, roughly a five-minute walk, which is unusual for industrial premises and meaningful for staffing - a business here can recruit along the East-West Line corridor rather than depending on employees with vehicles. Kallang is about 999m and Geylang Bahru on the Downtown Line about 1,064m. The site sits at the eastern fringe of the Central Region, on the Geylang and Sims side, with the Paya Lebar business hub a short drive away and the CBD within normal reach. Geylang Methodist School (Secondary) is about 435m and the primary section about 550m, with Pavilion Square about 283m and a Sheng Siong supermarket about 316m - so the immediate surroundings offer food and services as well as light industrial neighbours.
One point on use: these are industrial units, and permitted use is industrial - light manufacturing, storage, logistics, workshops and ancillary office space - subject to the applicable JTC and URA rules on use, occupancy and the proportion of ancillary office permitted within an industrial unit. Prospective owners should confirm the approved use for the specific unit and the current occupancy rules with the relevant authority before committing, since industrial use restrictions are enforced.
The Developer
Backed by JVA KATONG PTE LTD.
JVA Katong Pte Ltd (JVA Group)
SPACE 21 was developed by JVA Katong Pte Ltd, part of the JVA group, which develops and holds industrial property in Singapore. The project is a freehold B1 multi-user industrial building on a small infill site in the Geylang and Sims area, developed for strata sale to owner-occupiers and investors.
Notable Projects
Why SPACE 21 Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The position is unusual for industrial premises in that it is genuinely walkable to rail. Aljunied station on the East-West Line is about 410m away, a five-minute walk, which gives a business here access to the whole East-West Line corridor for recruitment rather than depending on staff who drive. Kallang is about 999m and Geylang Bahru on the Downtown Line about 1,064m, so two lines and three stations are within a kilometre. The site sits at the eastern fringe of the Central Region on the Geylang and Sims side, which puts it between the CBD and the Paya Lebar business hub - the sort of central-east position that suits businesses serving both the city and the eastern industrial and commercial clusters. The Pan-Island Expressway and the Kallang-Paya Lebar Expressway are both easily reached for distribution and logistics, and Changi Airport is a reasonable drive east. The immediate surroundings are mixed, with residential louvongs, shophouses and light industrial premises alongside each other, which means food, services and shopfront amenities are close rather than being confined to an industrial estate.
Amenities & Lifestyle
The building itself provides the one amenity that matters most in an industrial setting - a canteen unit on the first floor, so staff have food on site. Beyond that, the surrounding Geylang area supplies strong and cheap food options, with Pavilion Square about 283m away, Guillemard Village about 673m and a Sheng Siong supermarket about 316m, a B&S Minimart about 335m and Hao Mart about 346m - so daily provisioning for staff and for the business is within walking distance. The Geylang Methodist School campuses, secondary at about 435m and primary at about 550m, are nearby. Vehicle access is via Lorong 21 Geylang off Sims Avenue, with the Pan-Island Expressway close. Within the building, the five-storey configuration with mezzanines on levels two to five gives each unit usable vertical space, with ceilings described as above six metres and a seven-metre ceiling and second-level mezzanine office in the larger units.
Rental & Investment
The tenant market for freehold B1 space in the Geylang and Sims corridor is broad and practical: light manufacturing, precision engineering, e-commerce and last-mile fulfilment operators, building trades and contractors, food processing and central kitchen operators, and service businesses needing workshop and storage space with a small office component. The supply constraint works in an owner's favour here. Freehold industrial land is scarce; the government releases industrial land almost entirely on 30- or 60-year leases, so new strata supply in the freehold category is essentially non-existent. Meanwhile the ongoing redevelopment of older industrial estates, and the removal of industrial land in areas being repositioned for residential or commercial use, is steadily shrinking the pool of older B1 stock. That combination - no new freehold supply and a shrinking older stock - is what supports the rental and capital case for buildings like SPACE 21. Rents in this segment have also been supported by the growth of e-commerce and the resulting demand for urban-fringe fulfilment and storage space. The countervailing considerations are that industrial rents are cyclical and tied to trade and manufacturing activity, that the B1 segment competes with 60-year leasehold stock which is cheaper to buy, and that a 20-unit building gives owners limited leverage in the wider market.
Area Transformation
The Geylang and Sims area is in the middle of a long redevelopment cycle, and it is redevelopment rather than new infrastructure that is the main force here. The district was historically a mix of light industrial premises, traditional shophouses and residential louvongs, and that mix is gradually being replaced: older industrial buildings and small factories along the Sims, Kallang Bahru and Geylang corridors are being redeveloped into higher-value industrial, commercial and residential uses as their leases expire and sites are assembled. The most significant broader change is Paya Lebar, which was designated a regional centre under the Concept Plan and has been built out around the Paya Lebar interchange into a genuine commercial hub with offices, retail and public space - which lifts the profile and land values of the whole surrounding corridor, including Aljunied and Sims. The Downtown Line, opened between 2013 and 2017 with stations at Mattar and Geylang Bahru, added rail to the immediate area and made it substantially more accessible. Looking forward, the expectation for a freehold industrial owner here is that surrounding land values continue to rise as leasehold industrial stock is recycled into higher-value uses, while the freehold tenure insulates the building from the lease-decay pressure affecting its neighbours. The practical risk to weigh is that industrial use restrictions and the zoning of the surrounding area could change over a long horizon, so an owner should treat this as a long-hold industrial asset rather than a redevelopment play.
SPACE 21 — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
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| Tenure | 33 Years | 60 years from 1981 | Freehold | Freehold | 60 years w.e.f 9 Jul 1996 | 60 years from July 1996 | 60 years wef 20 Nov 1995 | 99 Years Commencing from 6 Dec 2023 |
| TOP | 1H 2028 | Jan 1990 | Dec 2023 | Q2 2028 | Dec 2004 | Dec 2006 | Mar 1999 | Dec 2029 |
| Price | B2(Food) Deluxe $6,073,000 - $8,040,000 6,135 - 8,159 sqft $891 - $1,008 psf B2(Food) Standard $2,429,000 - $4,133,000 3,175 - 4,230 sqft $765 - $1,079 psf Heritage Terrace $5,964,000 6,437 - 8,105 sqft $927 psf Restaurant (F&B) $8,604,000 - $8,760,000 7,050 - 7,201 sqft $1,216 - $1,220 psf | Factory $651,551 - $942,217 1,518 - 1,636 sqft $429 - $618 psf | Industrial $2,686,240 - $5,335,400 1,625 - 2,917 sqft $1,653 - $1,829 psf | Factory $2,076,787 - $2,657,319 2,756 - 3,509 sqft $715 - $757 psf | $1,327,287 - $1,421,962 2,142 - 2,271 sqft $598 - $653 psf Canteen $15,511,369 10,409 sqft $1,490 psf Factory $1,314,663 - $1,659,255 2,153 - 2,271 sqft $608 - $770 psf | Canteen $6,844,429 7,696 sqft $889 psf Factory $2,000,329 - $2,470,424 3,692 - 4,413 sqft $539 - $583 psf | Office $3,340,000 - $14,220,000 721 - 4,553 sqft $2,847 - $3,598 psf |
