### Polaris @ Woodlands (101 Woodlands Ave 12, S737719) — Valuation Overview
**Polaris @ Woodlands** is a modern, purpose-built Business 2 (B2) heavy industrial ramp-up factory developed by Soon Hock Investment Group, completed in 2023 with a 30-year leasehold tenure (approx. 23+ years remaining).
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### 1. Estimated Valuation & Pricing Benchmarks (#01 Ground Floor)
Ground-floor (#01) units command the highest premium in ramp-up industrial developments due to direct road-level access, heavy vehicular loading capabilities, and superior convenience for logistics and heavy operations.
* **#01 Transacted & Asking PSF Range:**
* **S$550 to S$700+ psf** (depending on exact strata area, ceiling height, direct frontage, and whether dedicated parking/loading lots are attached in front of the unit).
* Larger floor plates (e.g., 3,000+ sqft) typically sit around **S$450 to S$550 psf**, while compact units (1,700 to 2,200 sqft) command **S$580 to S$700+ psf**.
* **Indicative Capital Value:**
* **~1,700 to 2,000 sqft:** Approximately **S$1.1M to S$1.35M**.
* **~2,500 to 3,500 sqft:** Approximately **S$1.4M to S$1.9M+**.
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### 2. Rental Value & Yield Potential
* **Market Rental Range:**
* Ground-floor units generally achieve **S$2.80 to S$3.50+ psf/month**, yielding a gross rental return of **5.5% to 6.5%**.
* For example, a 1,800 sqft unit on #01 rents out at approximately **S$5,000 to S$6,300/month**.
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### 3. Key Value Drivers for Your Unit
* **Floor Loading & Clearance:** Units feature floor loadings up to 20 kN/m² and floor-to-floor heights up to 6.1m, making ground-floor units attractive for machinery and high-racking logistics.
* **40-Foot Container Accessibility:** Seamless loading/unloading without relying on cargo lifts keeps occupier demand resilient.
* **Tenure Balance:** With ~23 years remaining, commercial banks assess financing carefully (typically capping loan tenures between 15 to 20 years). Buyers are predominantly end-user industrial operators or cash-ready yield investors.
*To establish a precise desktop bank valuation or indicative asking price, please provide your exact strata floor area (sqft/sqm) or unit number.*
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Gan Eng Joo Onassis 颜荣裕, REALTOR®
MSc BIT (Middlesex, England, United Kingdom); BBA (South Australia)
CEA Reg No: R021244C | Singapore Line:
(+65) 88899918
Email: onassis@sgagent.com
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