Review: Inside Labrador Tower — site visit notes and honest take

About Labrador Tower

Address: 1 Pasir Panjang Road, Singapore 118479

Completed: 2024

Size: 34-storey office tower with 700,000 sq ft of leasable office space

Floor plates: 24,000–26,000 sq ft per floor

Developer: SP Group (Singapore's national utility company)

Getting there

MRT: Labrador Park MRT (Circle Line) — fully sheltered walkway directly to the building. No umbrella needed.

By car:

• 8-10 minutes to CBD
• 6–8 minutes to one-north (Biopolis, Fusionopolis)
• Direct access to AYE (Ayer Rajah Expressway)

Buses: Bus stops at doorstep

If your team lives in the west or south (Clementi, Queenstown, Tiong Bahru, Bukit Timah), the commute is very manageable. For those in the east, the Circle Line also connects to major interchanges (Bishan, Paya Lebar, Dhoby Ghaut), so east-siders can get there — it just takes a bit longer.

What's nearby

Food & retail:

• Alexandra Retail Centre (sheltered walk)
• VivoCity and HarbourFront (one MRT stop)
• F&B outlets within the building's retail podium

Other businesses:

• Mapletree Business City (Google Singapore, Cisco) — 4-minute walk
• Alexandra Technopark
• PSA Building

Nature:

• Labrador Nature Reserve — right next door
• Berlayer Creek Boardwalk — connected to the building
• Southern Ridges hiking trails nearby

This is one of the few Grade A offices where you can have lunch overlooking greenery and sea views.

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The tenant roster tells the story

When Prudential moves 6,600 people into a single building — 1,200 corporate staff and 5,400 financial representatives across eight floors — it's not a real estate transaction. It's a statement.

Prudential officially opened their 170,000 sqft Singapore headquarters at Labrador Tower in June 2025, consolidating what was previously a scattered operation. As their CEO Chan San San put it: the move "strategically unites our corporate and agency teams under one roof."

The confirmed tenant roster at Labrador Tower now includes:

• Prudential Assurance Singapore (170,000 sq ft, 6,600 staff)
• Western Digital Singapore
• Tetra Pak South East Asia
• Energy Market Authority
• Anglo-Eastern Ship Management
• AET Tankers

These aren't speculative startups chasing cheap rent. They're established multinationals and government bodies with long planning horizons and board-level sign-off requirements.

For businesses weighing Labrador Tower: you're not pioneering an unproven location. You're joining a roster of organisations that have already done the due diligence.

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The rental economics

Let's be specific about pricing, since this varies by floor and negotiation.

Business Times reported that Prudential secured its initial 150,000 sq ft at mid-$7 psf, with a subsequent tranche in the low-$8 psf range. Current listings (Dec 2025) on CommercialGuru show asking rents around $9.10 psf for available units.

Labrador Tower sits at the premium end of city-fringe pricing — more than a Business Park, less than half of prime CBD. For businesses that need Grade A specifications without Grade A CBD costs, this is the sweet spot.

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The SP Group factor

Labrador Tower's developer is SP Group — Singapore's national utility company.

Why does this matter?

SP Group built Southeast Asia's largest underground substation directly beneath this building. The technology integration — AI-driven HVAC, underground thermal energy storage, smart BMS systems — isn't a marketing feature. It's SP Group using their own building to pilot infrastructure they'll roll out nationally.

For businesses with ESG reporting requirements: your sustainability metrics here aren't aspirational. They're engineered by the company that runs Singapore's power grid.

The building holds Green Mark Platinum Super Low Energy certification — the highest tier of Singapore's green building standard.

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The Greater Southern Waterfront bet

Here's the long-term play that most office guides won't mention.

Labrador Tower sits at the edge of Singapore's 2,000-hectare Greater Southern Waterfront transformation — a project six times the size of Marina Bay. When the port terminals at Tanjong Pagar, Keppel, and Pasir Panjang relocate to Tuas (progressively through 2040), this entire southern coastline opens up for development.

The government has signalled this will become a major live-work-play district with new housing, commercial space, and waterfront amenities. Labrador Tower is, effectively, the first Grade A office building in what's planned to become Singapore's second CBD.

Companies signing long-term leases here are making a bet similar to those who took space at One Raffles Quay before Marina Bay was fully developed.

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Who Labrador Tower is NOT for

In the interest of honest guidance:

Not for client-facing prestige requirements

If your business model requires clients to feel they've arrived at Singapore's financial centre, Labrador Tower won't deliver that. A Raffles Place address still signals differently to a visiting board member from Tokyo or New York.

Not for CBD-dependent networking

If your executives need to be at industry lunches in Marina Bay three times a week, the 10-minute drive becomes friction. The Circle Line connection helps, but CBD density has its own gravity.

Not for short-term needs

The Greater Southern Waterfront transformation will take 15–20 years to fully materialise. Companies signing 2–3 year leases for interim space should probably look at fitted units in PLQ or the CBD.

Labrador Tower makes sense for businesses planning to anchor here through a full transformation cycle.

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The bottom line

We came away impressed. Labrador Tower delivers on what it promises — brand new Grade A at city-fringe pricing. It works especially well if you want:

• Brand new Grade A office without CBD rent
• Direct MRT access (Circle Line)
• Strong green credentials for ESG reporting
• Proximity to one-north tech cluster or western residential areas
• Sea views and access to nature

It's less ideal if you need a CBD address for client-facing prestige — but for most operational and regional teams, it punches well above its price point.

If you're considering Labrador Tower, it's worth a site visit to see the views and feel the floor plate for yourself.

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Kenneth Poh created RightSpace after serving as CEO of a Design & Build firm. He now helps businesses find the right office space in Singapore.

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