How to Sell Lok Yang Connection to an Investor / End user.
- eddywong1974
- Nov 21
- 9 min read
1️⃣ OWN-USE BUYERS → LESS FOCUSED on Value, MORE on OPERATIONS
Own-use buyers care about:
suitability of the unit
ramp-up access
location
efficiency
power supply
workflow
operational convenience
They do NOT care as much about tenure as investors.
💡 Main Angle to Sell:
“Your business needs space now. A new, clean, efficient B2 space in Lok Yang is rare. Instead of renting for 10 years with nothing to show after, you own the space and control your operational cost.”
Focus on:
saving 10 years of rent
stability of business operations
convenience of new facilities
cheaper than new freehold industrial
perfect for logistics/engineering expansion
Own-use buyers make decisions based on operational fit, not tenure.
2️⃣ INVESTORS
Investors do care about tenure because it affects:
financing
yield
appreciation potential
exit strategy
BUT 30-year B2 industrial can still sell well IF you target the right investor type.
3️⃣ Target the Right Investors (IMPORTANT)
Investors who LIKE short-lease industrial:
✔ High-yield investors (they focus on cashflow, not long-term appreciation)
✔ Investors who prefer 6%–8% returns vs. capital gain
✔ Corporate investors who will rent to their own subsidiaries
✔ Investors who plan to sell within 5–10 years
✔ Investors who compare with JTC, where many tenures are 30 years or less
A 30-year lease is NOT a problem — IF you show them the right math.
4️⃣ Investor Selling Angles (MUST USE)
🔥 1. “Shorter lease = lower price = higher yield.”
This is the MOST important angle.
Investors focus on yield. Shorter lease = cheaper entry price = stronger yield.
🔥 2. “Rental demand in Lok Yang is extremely stable.”
Because the area is a mature B2 hub.
🔥 3. “Brand-new building → rental premium for first 10 years.”
New rents outperform old buildings by 20%–40%.
🔥 4. “You can exit to own-use buyers later — they don’t mind remaining lease.”
🔥 5. “Industrial assets with 20–30 years remaining can still trade very easily.”
Just look at:
multiple 30-year JTC factories that sold MANY times
Tuas, Gul, Pioneer, Loyang — all full of 20–40 year old units still transacting
5️⃣ Investor Objection Handling With 30-Year Lease
❌ Objection: “Lease too short.”
✔ Best Answer: "That’s why the yield is much higher. Investors who buy 60-year tenure get low yield — usually 3%–4%. With this project, you’re buying future rental premium with lower entry price.”
❌ Objection: “Will the exit be difficult?”
✔ Best Answer:“Exit market for B2 own-use buyers is very strong. Many SMEs buy even when there are only 10–20 years left, because they compare against rental cost. Lok Yang is a very active resale cluster.”
❌ Objection: “Bank loan tenure will be short.”
✔ Best Answer:“That’s why many investors pay higher cash, but they enjoy higher yield from day one. Industrial investors expect short-tenure loans — the numbers still work because of lower pricing.”
❌ Objection: “I prefer long lease.”
✔ Best Answer: "Long lease industrial usually means much higher price but LOWER yield. Most investors here buy for strong rental returns, not 30-year capital appreciation.”
6️⃣ Top Selling Lines for a 30-Year Lease
Use these word-for-word:
🔥 “This is a yield play, not a tenure play.”
🔥 “Shorter lease = lower price = higher net return.”
🔥 “Own-use buyers don’t care about tenure — they care about operations.”
🔥 “Brand-new units have the strongest rental premium in the first 10 years.”
🔥 “Lok Yang is a mature B2 hub with constant tenant demand.”
⭐ FINAL SUMMARY
For OWN-USE BUYERS:
Sell operational efficiency + long-term cost stability. They don’t care much about tenure.
For INVESTORS:
Sell yield + lower entry price + rental premium for new units. They care more about returns than tenure.
Investor Pain Point Acknowledgement
“I understand 30-year lease may sound short, but investors who buy this type of asset are very clear about the strategy:
They buy for:
✔ High rental yield
✔ Faster break-even period
✔ Lower capital risk
✔ Industrial tenants who prefer cost-efficient spaces”
Key Selling Angles (30-Year Lease)
🔥 Angle 1 — Low Entry Price = Higher ROI
“Because of the shorter lease, the per-square-foot price is significantly lower — sometimes 30–40% below 60-year new launches. That means rental yield can easily hit 5.5% to 7%, even in a conservative market.”
🔥Angle 2 — High Demand From Cost-Sensitive SMEs
“Lok Yang area attracts engineering, metal, logistics, fabrication, automotive — all SME-heavy industries. These tenants don’t need a long lease; they need affordable, functional space.
That’s why 30-year units move quickly in the rental market.”
🔥 Angle 3 — Shorter Break-Even Period (Investor’s Favourite)
“Unlike 60–99 year leaseholds which take 15–20 years to break even,30-year industrial investments break even in 8–12 years with stable rent.
Everything after that is pure profit.”
🔥 Angle 4 — Strong Exit Strategy (Because of Low Quantum)
“Even near the last 10 years of lease, there will still be buyers who:
✔ want to move operations in immediately
✔ cannot afford a long-tenure freehold/60-year unit
✔ prefer cheaper units for storage/production
This means your exit market will always exist — as long as the unit is functional and well-priced.”
Pre-TOP Angle (TOP in 2 Years)
“Buying before TOP gives you:
✔ lower early-phase pricing
✔ chance to choose better-facing units
✔ 2 years of built-in appreciation before rentals even start
✔ no ABSD, no SSD — full investment freedom”
Addressing the 30-Year Lease Objection Directly
You need a strong and confident answer:
Buyer: “30 years is too short.”
You: "I agree it’s shorter, but that’s exactly why the ROI is much higher. Investors buy this for income, not long-term appreciation.
If you focus on:
✔ lower capital
✔ higher rental yield
✔ faster break-even
✔ cheaper exit price
then 30-year industrial properties make perfect sense.”
Closing Line (Very Effective)
“This is a cashflow-focused investment.
If your goal is:
➡ reliable rental income
➡ low risk
➡ fast break-even
➡ strong demand from SME tenants
then Lok Yang Connection is one of the best 30-year lease options in the West right now. Shall I walk you through the projected yield and expected monthly rental?”
📱 WHATSAPP MESSAGE TEMPLATES (INVESTOR EDITION)
(For 30-Year Leasehold Industrial – Lok Yang Connection)
✅ 1. Short & Direct (Highest Response Rate)
Hi, I’ve a new industrial unit at Lok Yang Connection (30-year lease) with very strong rental demand. Entry price is low, yield can reach 5.5–7% conservatively, and TOP is in 2027.If you’re looking for an affordable, high-cashflow industrial investment, this is worth a look. Interested to see the numbers?
✅ 2. For Investors Who Previously Viewed Industrial Properties
Hi, something that may interest you — Lok Yang Connection (30-year lease, TOP 2027). Lower quantum → higher ROI. Many SME tenants prefer these units due to lower rent, so rental demand is strong. If you want a stable, cashflow-driven asset, this project is quite attractive. Let me know if you want the projected rental yield breakdown.
✅ 3. Financial Angle (Numbers First)
Hi, I’ve a 30-year industrial project at Lok Yang Connection with projected rental of $3500–$4500/month. At current pricing, rental yield works out to around 6% to 7%. Break-even period is only about 10–13 years. If you’re aiming for high ROI and low entry price, this is a solid option. Want me to send the full calculations?
✅ 4. FOMO Angle (Scarcity)
Hi, Lok Yang Connection (30-year lease) has very strong investor interest because of its low entry price and high yield. Units are moving fast as buyers realise SME rental demand in the West is strong. If you’re considering an industrial investment under $X, this is one of the best options right now. Shall I send you the unit list?
✅ 5. Pre-TOP Appreciation Angle
Hi, quick update — Lok Yang Connection is completing in 2027.Buying now gives you early-phase pricing + 2 years of natural appreciation before rental starts. It’s a good timing play for investors looking for growth + yield. Want me to share the latest price guide and site plan?
✅ 6. “30-Year Lease Addressed Upfront” Message
Hi, Lok Yang Connection is a 30-year lease industrial development — ideal for investors who want high cashflow. Shorter lease = lower price = higher ROI. Most investors break even in 8–12 years. If you’re looking at yield over long-term capital gain, this will fit your profile. I can send the rental comps if you’d like.
✅ 7. Premium Professional Message
Hi, I have an investment opportunity at Lok Yang Connection (30-year leasehold B2, TOP 2027).• Low capital outlay• Strong SME rental demand in Lok Yang/Tuas• High yield potential• Units suitable for production/storage/logistics tenants. If you are open to reviewing the financials, I can prepare a full breakdown for you.
✅ 8. Re-engagement Message (for cold prospects)
Hi, just a quick follow-up — Lok Yang Connection’s pricing is still very attractive for investors prioritising strong rental yield. It’s a cashflow-focused play with fast break-even and steady demand from SMEs. Let me know if you’d like the updated availability list.
📄 ONE-PAGE INVESTOR SUMMARY — LOK YANG CONNECTION
(30-Year Leasehold • B2 Industrial • TOP 2027 • West Region)
1. Investment Overview
Lok Yang Connection is a new B2 industrial development strategically located in the Lok Yang / Tuas industrial belt, surrounded by heavy industries, logistics hubs, engineering firms, and the future Tuas Mega Port.
It offers investors a low-entry-cost, high-yield industrial asset ideal for rental income and fast break-even.
2. Why This Project Attracts Investors
✔ Lower Entry Price
The 30-year lease significantly reduces quantum, allowing investors to enter at 20–40% below typical 60-year or freehold industrial units.
✔ High Rental Demand in Lok Yang / Tuas
Key tenant industries nearby include:
Engineering & fabrication
Automotive services
Marine & offshore
Manufacturing
Logistics / warehousing
These SMEs prioritize affordable, functional space, making 30-year lease units extremely rentable.
✔ Strong Rental Yield (5.5%–7% Expected)
High SME demand + low capital outlay = superior yield compared to most industrial launches in Singapore.
✔ Fast Break-Even Period
Typical break-even: 8–12 years. After that → pure cashflow for the remaining lease.
✔ Easy Tenant Replacement
Tenants in this area look for practicality over prestige. Lok Yang’s positioning makes tenant turnover low and replacement easy.
3. Financial Highlights
Projected rental: $X,XXX to $X,XXX per month (depending on size)
Estimated yield: 5.5% – 7%
Break-even period: 8–12 years
MCST fees: Reasonable compared to modern logistics developments
Price quantum: Attractive vs new B2 launches in Gul, Pioneer & JTC developments
4. Strategic Location Advantages
Near Tuas Mega Port (boosting logistics demand)
Close to AYE / PIE for heavy vehicle flow
Attractive to businesses needing ramp-up or loading access
Popular cluster among metal works, automotive, machinery, engineering & fabrication trades
5. Pre-TOP Benefits (TOP 2027)
Early-entry pricing
2 years potential capital appreciation before rental starts
No ABSD, no SSD → zero holding restrictions
Flexibility to sell or at TOP (watch out for SSD)
6. Ideal for These Investors
Buyers seeking high passive income
Investors who prefer lower risk, lower quantum entry
Investors focusing on rental yield instead of long-term capital gains
Business owners planning to rent to their own companies
Buyers wanting a shorter, faster investment cycle
7. Key Selling Message
Lok Yang Connection is a cashflow-first industrial investment with strong rental demand, low entry price, and a fast break-even period.
If your investment focus is yield and stable long-term rental income, this development is one of the best-value 30-year industrial opportunities in the West region today.
📌 INVESTOR HIGHLIGHT — LOK YANG CONNECTION
30-Year Lease • B2 Industrial • TOP 2027
🔥 High Yield • Low Entry • Fast Break-Even
📍 Location: Lok Yang / Tuas💰 Entry Price: Very Attractive📦 Unit Use: Production / Storage / Engineering / Logistics🚚 Access: Container-friendly, near AYE/PIE, close to Tuas Mega Port
WHY INVEST?
✔ Low Quantum (30-year lease = best value)✔ High Rental Demand from engineering & logistics SMEs✔ Projected Yield: 5.5%–7%✔ Break-Even: 8–12 Years✔ Strong Exit Demand due to low pricing✔ No ABSD • No SSD • Flexible Exit
TOP 2027 (Early-Bird Advantage)
✓ Lower launch pricing✓ Capital appreciation before rentals start✓ Choose better stacks now
Perfect For Investors Who Want:
💸 Strong cashflow
📉 Low capital risk
🚀 Fast ROI
🏭 Easy-to-rent industrial space
Want the price guide & full yield breakdown?
I can send you the updated unit list.
Here is your FULL LOAN-BASED YIELD BREAKDOWN using:
Purchase price: $700,000
Loan: 80% (=$560,000)
Interest rate: 1.8% p.a.
Tenure: 23 years (276 months)
Rent: $4,000/month
Net income (after MCST + tax): $38,259/year (from previous calc)
📌 1) Monthly Bank Instalment
Using standard amortization:
Loan: $560,000
Monthly rate: 1.8% / 12 = 0.0015
Tenure: 276 months
Monthly instalment = 👉 $2,479.38
Annual instalment = $2,479.38 × 12 = 👉 $29,752.56
📌 2) Annual Cashflow (After Loan)
Net property income (after MCST + tax): $38,259Annual loan payment: $29,752.56
Annual cashflow = $38,259 − $29,752.56 = 👉 $8,506.44
This is the money-in-pocket amount every year.
📌 3) Cash-on-Cash Return (CoC)
Your cash invested:
20% downpayment = $140,000
(Optional closing costs not included; add if needed)
Cash-on-cash return = 8,506.44 ÷ 140,000= 👉 6.08% per year
This is excellent for a leveraged industrial investment.
📌 4) Key Ratios Summary
Metric | Value |
Gross Yield | 6.86% |
Net Yield (unleveraged) | 5.47% |
Monthly Instalment | $2,479.38 |
Annual Cashflow After Loan | $8,506 |
Cash-on-Cash Return | ≈ 6.1% |
Effective Leverage Yield | Strong |
📌 5) How to Pitch This to Investors
Here’s your ready script:
“With 80% financing at only 1.8%, your monthly instalment is just $2,479. After expenses and loan, you still pocket around $8.5K per year. That’s over 6% cash-on-cash return — much higher than bank FD, REIT dividends or typical 60-year industrial units."
📌 LOK YANG CONNECTION — INVESTOR YIELD POSTER
30-Year B2 • TOP 2027 • High Cashflow Play
📏 Unit Details
• Size: 1,647 sqft• Price: $700,000• Expected Rent: $4,000/month
💰 RENTAL RETURNS
Gross Annual Rent:
$4,000 × 12 = $48,000
Gross Yield:
6.86%
Expenses:
• MCST: $4,941/year• Property Tax: $4,800/year
Net Annual Income:
$38,259
Net Yield:
5.47%
🏦 LOAN CALCULATION (Investor Example)
Loan: 80% = $560,000Rate: 1.8%Tenure: 23 years
Monthly Instalment:
👉 $2,479.38
Annual Instalment:
$2,479.38 × 12 = $29,752.56
💵 NET CASHFLOW AFTER LOAN
Net income: $38,259 Loan payment: $29,752.56
Cashflow in Pocket:
👉 $8,506/year
📈 CASH-ON-CASH RETURN
Your capital:• 20% Downpayment = $140,000
CoC Return = $8,506 ÷ $140,000= 👉 6.08% per year
Very strong for 30-year B2 industrial.
⭐ WHY THIS WORKS
✔ Low entry price = high yield
✔ Strong SME rental demand in Lok Yang / Tuas
✔ Fast break-even compared to 60-year units
✔ Cash-on-cash above 6% with leverage
✔ No ABSD • No SSD • Flexible exit
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