Sengkang Connection: New B2 Industrial & Retail Development at Sengkang West by Soilbuild

Sengkang Connection, currently referred to by developer Soilbuild as Sengkang West, is an upcoming Business 2 industrial development at Seletar West Road 3 in Singapore’s North-East region.

Sengkang Connection occupies a 23,196.6 sqm B2 industrial site acquired by Soilbuild Group Holdings from JTC for S$156.114 million. The site carries a maximum gross plot ratio of 2.5 and a 33-year lease tenure.

Sengkang Connection is first integrated industrial and retail development in the Sengkang-Seletar precinct. It is a 10-storey multi-user general industry factory comprising 361 units, with commercial use and an industrial canteen on the first storey and a basement carpark.

The full development specifications have not yet been officially released by Soilbuild.

REAL3 will update this page when the developer confirms the project’s official name, unit sizes, floor plans, vehicular access, floor loading, ceiling height, electrical capacity, pricing and launch schedule.

Project name pending official confirmation. Soilbuild currently refers to the development as “Sengkang West”.

Sengkang Connection project information

JTC stipulated minimum technical requirements for units in Sengkang Connection of 7.5 kN/sqm minimum floor loading, 4.0 m minimum floor-to-ceiling height and 120 VA/sqm minimum electrical provision.

Each multi-user industrial unit must have at least 150 sqm GFA. These are JTC tender minimums, not necessarily Soilbuild’s final specifications. Soilbuild could ultimately provide higher specifications. JTC

Sengkang Connection must also provide a licensed Heavy Vehicle Park with 70 publicly accessible heavy-vehicle parking lots, in addition to heavy-vehicle parking required for the development’s own industrial needs. The public lots are required to remain accessible 24 hours daily.

JTC also allows up to 1,000 sqm of retail GFA, including any outdoor refreshment areas. Retail uses are to be located on the first storey within the designated Active Zone.

The Active Zone is intended for uses such as shops, F&B, entertainment and health and fitness facilities serving both workers and the surrounding community.

This explains why Soilbuild is positioning Sengkang Connection as an integrated industrial and retail development, rather than simply another B2 factory building.

The JTC planning requirements call for a minimum 400 sqm public plaza, pedestrian promenade beside the proposed park, covered pedestrian connections and a minimum 40% green cover across the site.

“More than a conventional B2 industrial building”

The concept is clearly intended to integrate industrial operations with retail, F&B, public spaces, greenery and the surrounding Sengkang residential catchment.

Why Sengkang Connection is different

One of the strongest aspects of this development may be its integration with the surrounding Sengkang West precinct.

JTC’s planning conditions allow up to 1,000 sqm of retail space on the first storey, while the Active Zone can accommodate uses including shops, F&B, entertainment and health and fitness facilities. The development is also planned around a public plaza, pedestrian promenade, covered pedestrian connections and an adjoining proposed park.

From an industrial perspective, JTC established minimum specifications including 7.5 kN/sqm floor loading, 4.0 m floor-to-ceiling height and 120 VA/sqm electrical provision. Final specifications should be checked again when Soilbuild releases the official sales documents.

Sengkang Connection – accessibility to TPE and SLE, the proximity of Seletar Aerospace Park, neighbouring Sengkang residential areas and public transport including the LRT network.

Who Should Consider Sengkang Connection?

Sengkang Connection may appeal to owner-occupiers, SMEs and industrial investors looking for a new B2 industrial property in Singapore’s North-East region.

Unlike many B2 developments concentrated in Tuas, Jurong or western Singapore, the Sengkang West site is positioned close to established residential areas and Seletar Aerospace Park. JTC specifically highlights its proximity to Sengkang and Yio Chu Kang, together with access to the surrounding workforce and amenities.

Sengkang Connection may be worth considering for:

• B2 industrial owner-occupiers looking to secure premises for their own operations.
• Manufacturing and engineering companies whose activities comply with the permitted B2 industrial use.
• Distribution, storage and industrial support businesses that benefit from access to the North-East and northern Singapore.
• Businesses serving the Seletar industrial and aerospace ecosystem, subject to the operational requirements of the individual company.
• SMEs concerned about employee accessibility, particularly those with workers living around Sengkang, Punggol, Hougang, Ang Mo Kio and the North-East.
• Companies that value nearby amenities, as the development is planned as an integrated industrial and retail project rather than a purely industrial building.
• Industrial property investors seeking a new 33-year leasehold B2 development in a location with a substantial surrounding residential and employment catchment.

For investors, however, unit selection will be important. BCA records indicate a development of approximately 361 units, so differences in floor, accessibility, loading configuration, frontage, layout and eventual tenant suitability could significantly affect rental demand and resale liquidity.

REAL3 recommends evaluating the property according to the intended business operation rather than simply comparing selling price per square foot.

Sengkang Connection Location

Sengkang Connection is located at the Sengkang West industrial site around Seletar West Road 3, within the developing Sengkang-Seletar industrial precinct.

The 23,196.6 sqm Business 2 site was awarded by JTC to Soilbuild Group Holdings for S$156.114 million on a 33-year lease, with a maximum gross plot ratio of 2.5.

One of the Sengkang Connection’s strongest attributes is its location between an established residential catchment and an industrial employment area.

Near Seletar Aerospace Park
The development is strategically located near the established Seletar aerospace and industrial cluster. JTC

Close to Sengkang and Yio Chu Kang residential areas
This could be particularly relevant to industrial businesses that place greater emphasis on employee recruitment, commuting convenience and staff retention.

Accessible from TPE and SLE
Access via the Tampines Expressway (TPE) and Seletar Expressway (SLE).

Connected by major arterial roads
These include Sengkang West Road, Seletar West Road and Yio Chu Kang Road, providing road connectivity to other parts of Singapore.

Served by the Sengkang LRT network
JTC specifically identifies nearby LRT connectivity, including Thanggam LRT station.

REAL3 Location Assessment

For industrial occupiers, I would position Sengkang Connection differently from projects such as Skye @ Tuas or Penjuru Connection.

Its main location advantage is unlikely to be simply proximity to Singapore’s western logistics and port infrastructure. Instead, its strength is the combination of:

B2 industrial zoning + North-East residential workforce + Seletar industrial ecosystem + retail amenities + expressway connectivity.

This could make Sengkang Connection particularly relevant to businesses where employee accessibility is almost as important as vehicle and goods movement.

Sengkang Connection Price

What is the price of Sengkang Connection?

Official selling prices for Sengkang Connection have not yet been released.

As of September 2026, Soilbuild continues to list the development under “Sengkang West” as an upcoming project for sale and describes it as the first integrated industrial and retail development in the Sengkang-Seletar precinct. Soilbuild has not published an official unit price list, launch price or selling price per square foot.

Sengkang Connection Land Price

The underlying land acquisition price is already known.

Soilbuild Group Holdings won the JTC tender for the Sengkang West site at:

S$156,114,008

JTC records the successful tender rate at S$2,692.02 per sqm per gross plot ratio, equivalent to approximately S$250 psf ppr.

Is S$250 psf ppr the Sengkang Connection selling price?

No.

S$250 psf ppr represents Soilbuild’s underlying land acquisition cost. It is not the selling price of individual Sengkang Connection factory units.

The eventual selling price will also have to account for construction costs, financing, professional fees, ramps and common infrastructure, retail and public-space components, marketing costs, developer margin and the specifications and location of individual units.

The final price may also vary according to:

• Floor level
• Unit size
• Ramp or vehicular accessibility
• Loading and unloading configuration
• Frontage and visibility
• Corner versus intermediate position
• Floor loading and ceiling height
• Electrical provision
• Proximity to lifts and common facilities

REAL3 Price Assessment

Sengkang Connection has a relatively high underlying land cost for a 33-year B2 industrial development.

The approximately S$250 psf ppr land rate reflects the strong tender interest for this location.

However, REAL3 does not recommend estimating the eventual launch selling price solely from the land rate.

The final pricing needs to be assessed together with the official unit mix, ramp configuration, specifications, floor plans and launch price list.

Official Sengkang Connection Price: To Be Announced

REAL3 will update this page once Soilbuild releases the official launch pricing, available units and price list.

REAL3 Launch Update

Register your requirement with REAL3 to receive verified unit sizes, floor plans, specifications and pricing after the developer releases the official sales information.

Sengkang Connection floor plans

Are Sengkang Connection floor plans available?

Official detailed floor plans have not yet been released by Soilbuild.

Once available, REAL3 should analyse the plans based on: