Type

Units

Min Area

Price Range

Other

129181 sqft

S$13M

Property Highlights

Commercial development with 1 unit currently available.
Prices currently start from S$13M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$2.6M on this acquisition.
Located 3 min (240 m) from JW5 Peng Kang Hill MRT Station (U/C).

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Tuas South Industrial Facility with Integrated Workers' Dormitory

This substantial industrial asset spanning 129,181 square feet represents a significant opportunity within Singapore's dynamic manufacturing and logistics corridor. Located in Tuas South, a district recognised for its concentration of heavy industry, petrochemicals, and food processing operations, the property combines a purpose-built B2 factory and workshop component with ancillary on-site workers' accommodation designed to support a resident population of 57 personnel. The integrated dormitory structure addresses a critical operational requirement for industrial tenants seeking to consolidate workforce management, reduce commuting complexities, and enhance employee retention across shift-based operations.

The development's gross floor area extends to 76,881 square feet, complemented by generous land coverage that facilitates future expansion, vehicle manoeuvring, and storage protocols essential to manufacturing enterprises. The twelve-metre ceiling height throughout the facility enables deployment of elevated racking systems, modular production equipment, and overhead conveyance infrastructure without architectural constraint. This vertical clearance proves particularly valuable for industries requiring tall processing vessels, industrial ovens, or pneumatic transfer systems, positioning the asset as adaptable to evolving operational demands within the industrial sector.

Strategic Location and Transport Connectivity

Proximity to Peng Kang Hill MRT Station on the Jurong East Line (JW5), situated merely three minutes away at approximately 240 metres walking distance, marks a pivotal locational advantage. This station, currently under construction, will upon completion substantially enhance the accessibility profile of the broader Tuas South precinct, facilitating workforce recruitment from across the island and improving visitor and supplier access. The imminent MRT integration is anticipated to drive property value appreciation within this district, as transport connectivity historically correlates with commercial real estate capital growth and tenant demand intensity.

Beyond public transport, the location benefits from immediate proximity to North Spine Plaza, a full-service shopping destination positioned 1.2 kilometres from the property, and Prime Supermarket at the NTU North Spine campus 1.1 kilometres away. These retail anchors provide essential amenities for facility management, staff welfare, and visiting business partners. Additionally, the nearby Centre for Arts Research in Education and the School of Biological Sciences position the location within an emerging innovation precinct where academic research collaborations with advanced manufacturers and biotech operations become increasingly viable.

Financial Structure and Lease Considerations

The property carries an asking price of S$13,000,000, reflecting the substantial land area, GFA quantum, and integrated dormitory infrastructure. Annual property tax obligations amount to S$1,083,000, a material component of the cost of ownership that prospective purchasers must incorporate into financial modelling and investment appraisal frameworks. The existing lease structure expires on 30 December 2035, representing approximately eleven years of remaining tenure at the time of sale. This intermediate-length lease requires careful consideration by institutional and individual buyers, as the approach to lease expiry typically initiates discussions regarding lease renewal, extension, or potential redevelopment timelines with government authorities.

Buyers acquiring this property as a second residential investment would be subject to Additional Buyer's Stamp Duty at the current rate of 20%, a significant transactional cost that should be factored into the total acquisition price when evaluating investment returns. Electricity infrastructure comprises a 400-ampere supply, a substantial capacity suitable for light manufacturing, food processing, and warehouse operations with moderate power requirements.

Operational and Tenant Suitability

The integrated workers' dormitory facility represents a distinguishing feature that appeals to multinational manufacturing companies, food and beverage processors, and logistics operators who maintain substantial shift-based workforces. Rather than requiring tenants to source separate residential accommodation in the broader Tuas area, the on-site facility consolidates housing, reducing administrative burden and enhancing workforce stability. The 57-person capacity accommodates typical operational teams for mid-sized industrial enterprises, though the physical infrastructure may be expandable through phased renovation if tenant requirements evolve.

The B2 factory and workshop classification permits a diverse range of permitted uses including food processing, chemical manufacturing, machinery assembly, electronics fabrication, and advanced materials production. The flexible spatial configuration, substantial ceiling height, and utility capacity make the property suitable for both established industrial operators seeking to consolidate Singapore operations and growth-stage manufacturers requiring purpose-built infrastructure without the capital and timeline constraints of ground-up development.

Investment Considerations and Market Context

Industrial real estate within the Tuas precinct has demonstrated resilience through market cycles, underpinned by Singapore's strategic positioning within regional supply chains and the government's long-term industrial land use planning framework. The imminent MRT connectivity is expected to generate positive momentum for property values in this district, particularly for large format facilities with integrated amenities such as workers' accommodation. Investors evaluating this asset should model tenant demand under different economic scenarios, considering both domestic manufacturing recovery and export-oriented operations dependent upon regional trade flows.

The lease expiry date in 2035 presents both a consideration and an opportunity. Properties approaching lease expiry typically face valuation pressures unless lease renewal or extension becomes probable. However, astute investors may identify opportunities to negotiate favourable lease renewal terms with the government authority responsible for land allocation, particularly if the tenant operator demonstrates strong operational credentials and employment impact within the precinct. Buyers should engage early-stage discussions with relevant agencies to understand renewal pathways and potential financial implications.

This industrial asset represents a substantial commitment of capital, but the combination of strategic location, imminent transport accessibility, integrated workforce accommodation, and operational flexibility positions it as a consequential holding within a buyer's portfolio. The property's appeal extends across multinational industrial operators, real estate investment funds with industrial sector specialisation, and experienced property investors seeking exposure to Singapore's manufacturing renaissance and regional logistics consolidation trends.

Frequently Asked Questions

What is the estimated rental yield if this Tuas South property is purchased as an industrial investment?

Industrial properties in the Tuas precinct typically generate rental yields between 4% and 6% depending on tenant profile, lease terms, and market conditions. At an acquisition price of S$13,000,000, this implies potential gross annual rental income between S$520,000 and S$780,000 before deducting property tax of S$1,083,000, maintenance, and utilities. The integrated workers' dormitory can command supplementary rental income through accommodation leasing to facility staff, providing an additional revenue stream beyond the primary factory space rental. However, yield calculations must account for the substantial annual property tax, potential vacancy periods during tenant transitions, and ongoing capital expenditure requirements for facility upkeep. Investors should conduct tenant demand analysis specific to Tuas South industrial operations to validate achievable rental rates within their investment modelling timeframe.

How does the price per square foot compare to recent industrial property transactions in Tuas South?

The S$13,000,000 asking price translates to approximately S$100 per square foot of land area (129,181 sqft) or roughly S$169 per square foot of GFA (76,881 sqft), positioning it within the upper range of Tuas industrial property valuations. Recent comparable transactions in the Tuas precinct have demonstrated pricing between S$80 and S$150 per sqft depending on facility condition, lease length, utility capacity, and locational attributes within the broader district. This property's integrated dormitory, substantial ceiling height, and imminent MRT proximity may justify a premium relative to standard factory buildings lacking such amenities. Prospective buyers should request a detailed valuation report benchmarking this asset against recent arm's-length sales of similar B2 industrial properties within a two-kilometre radius to validate pricing adequacy and investment merit.

What are the Additional Buyer's Stamp Duty implications if a Singapore Citizen purchases this property as a second residential investment?

If a Singapore Citizen acquires this property as a second residential property, Additional Buyer's Stamp Duty applies at the current rate of 20%, calculated on the purchase price of S$13,000,000. This results in an ABSD liability of S$2,600,000, a substantial transactional cost that significantly increases the total capital deployment required. The ABSD is payable in addition to standard Buyer's Stamp Duty (typically 3% to 4% depending on price bands) and legal fees, bringing total acquisition costs to approximately S$2,950,000 or roughly 22.7% of the purchase price. For investor buyers, this duty must be incorporated into financial models to accurately assess net investment returns, cost of capital, and payback periods. First-time property buyers are exempt from ABSD, but this exemption does not extend to second and subsequent property acquisitions.

What is the impact of the December 2035 lease expiry on resale value and investment horizon?

The property's lease expiring on 30 December 2035 means that at acquisition, the lease holds approximately eleven years of remaining tenure. Leasehold properties with sub-fifteen-year leases typically experience accelerated value depreciation, as institutional buyers and conservative investors increasingly withdraw from the market as the lease approaches its final decade. This lease decay trajectory suggests that unless the property is lease-renewed or extended prior to expiry, capital appreciation opportunities may plateau significantly within the next five to seven years, and resale value may decline materially in years eight through eleven. Prospective buyers must engage with the relevant government land authority early to understand lease renewal eligibility, procedural timelines, and potential financial or operational conditions attached to renewal approvals. Without clarity on renewal prospects, investment horizon should be capped at five to seven years, after which securing an exit becomes increasingly challenging and value-dilutive.

How will the Peng Kang Hill MRT Station opening (JW5) influence demand and capital appreciation for this industrial property?

The imminent completion of Peng Kang Hill MRT Station, positioned merely three minutes from the property, represents a transformative catalytic event for the broader Tuas South precinct. MRT connectivity historically drives industrial property value appreciation by 10% to 20% within two years of station opening, as improved workforce accessibility and reduced commuting friction attract multinational tenants seeking labour flexibility. Enhanced public transport connectivity also elevates the precinct's appeal to logistics and last-mile distribution operators, sectors that value employee recruitment ease and goods handling proximity to major transport nodes. The station opening may trigger heightened tenant competition for available industrial space in Tuas South, potentially supporting rental growth and accelerating lease-up velocity for vacant facilities. Investors who acquire before the station opening may benefit from significant upside appreciation as the MRT effect materialises, though this appreciation assumes sustained industrial demand and successful government land use planning execution.

Is this property suitable for high-net-worth individuals, upgraders, first-time buyers, and property investors?

This property is fundamentally unsuitable for residential upgraders and first-time residential property buyers, as it is industrial-use B2 zoned land rather than a residential dwelling. However, it represents a compelling opportunity for high-net-worth individuals and institutional investors with substantial capital bases and tolerance for industrial sector exposure. Industrial property investors with experience managing tenant relationships, conducting due diligence on operational suitability, and navigating lease renewal discussions would find this asset attractive, particularly given its integrated dormitory amenity and upcoming MRT connectivity. Multinational industrial operators seeking to consolidate regional manufacturing operations would view this facility as operationally strategic rather than purely as an investment vehicle, valuing the ability to co-locate production and workforce accommodation. Real estate investment funds with industrial sector mandates would evaluate this property against portfolio concentration limits, geographic diversification objectives, and target yield thresholds within their investment framework.

What TDSR and financing headroom should a buyer expect when financing this property at typical price points?

At an acquisition price of S$13,000,000 with annual property tax of S$1,083,000, prospective buyers should model financing scenarios assuming bank loan facilities covering 70% to 80% of the property price, with the remainder funded through equity. A S$9.1 million to S$10.4 million bank loan at prevailing mortgage rates (approximately 3.5% to 4.5%) would generate annual interest expenses of approximately S$318,500 to S$468,000, requiring total annual debt service of S$400,000 to S$550,000. Total annual occupancy costs (property tax plus mortgage service) would consequently range from S$1.48 million to S$1.63 million, requiring demonstrated annual rental income well in excess of S$2.0 million to maintain acceptable Debt-to-Service Ratio (TDSR) metrics. Most banks require TDSR ratios below 60%, meaning borrowers must demonstrate gross annual income of at least S$2.33 million to S$2.72 million to service such a loan comfortably. This financing profile is therefore accessible only to high-net-worth individuals and institutional investors with substantial balance sheets and diversified income streams.

How does this industrial property compare to nearby competing developments in Tuas South?

The Tuas South precinct hosts several comparable industrial developments, including facilities within the broader Tuas industrial estate managed by government land authorities. This property's distinguishing features include its integrated 57-person workers' dormitory, substantially larger land footprint (129,181 sqft versus typical 50,000 to 80,000 sqft industrial units), and twelve-metre ceiling height enabling diverse industrial applications. Competing facilities in the vicinity typically lack on-site dormitory infrastructure, requiring tenants to source separate accommodation and increasing operational complexity. The imminent JW5 MRT station proximity provides a notable advantage over inland Tuas South developments that remain three to five kilometres from existing transport nodes, making recruitment and logistics access comparatively more challenging. Pricing across comparable Tuas industrial properties typically ranges from S$80 to S$140 per sqft, positioning this asset within the upper quartile, though the dormitory amenity and transport adjacency justify premium positioning relative to standard warehouse facilities. Prospective investors should request comparable sales data from the past twelve months to validate pricing within current market conditions.

Which unit stack, floor level, or facility configuration offers the best value proposition within this development?

This asset comprises a single large-format facility rather than a multi-unit development with stacked floor levels, so the valuation proposition centres on the entirety of the 129,181 sqft landholding and 76,881 sqft GFA rather than individual unit selection. The property's value is optimised for tenants requiring substantial contiguous space for integrated production and logistics workflows, a characteristic that restricts ideal occupancy to large industrial operators rather than smaller manufacturing businesses. The twelve-metre ceiling height is uniformly distributed, providing consistent operational capability across all facility areas. The value proposition strengthens when the property is occupied by a single anchor tenant capable of utilising the full space efficiently, versus fragmented multi-tenant occupancy that often generates lower rental yields and increased administrative complexity. Prospective buyers should evaluate the facility as an indivisible asset rather than seeking to maximise value through subdivision or floor-by-floor lease negotiation, as the integrated dormitory and operational infrastructure are optimised for unified tenancy models.

What is the future supply pipeline for industrial properties in the Tuas and Jurong East districts?

The Tuas and Jurong East precinct has historically been designated by Singapore's government as a long-term industrial and petrochemical hub, with ongoing land consolidation and facility modernisation programmes scheduled through 2030. New industrial developments within the Tuas secondary area may introduce additional supply of purpose-built warehousing and light manufacturing facilities, potentially creating competitive headwinds for older industrial assets lacking modern amenities. However, government planning policies increasingly prioritise consolidation and relocation of existing industrial operations rather than expansion of new industrial land, constraining supply growth relative to sustained tenant demand. The opening of Peng Kang Hill MRT Station may catalyse new industrial development or land use conversion within walking distance of the station, potentially introducing competing facilities but also validating the long-term industrial economic vitality of the district. Prospective buyers should monitor Urban Redevelopment Authority planning announcements and government industrial land allocation publications to understand future supply scenarios and competitive dynamics within their investment timeframe, particularly given the property's lease expiry in 2035 and potential redevelopment considerations thereafter.

Commercial At Tuas South — From S$13M