IndustrialBUSINESS 2LeaseholdDistrict 16 · Tampines

11 Changi South Street 3

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2007

Quick Summary

11 Changi South Street 3 is a industrial building in District 16 · Tampines, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.0. It is leasehold. 2 transactions are on record since 1995, most recently in Oct 2007. 9 units are currently listed for rent. ACRA records 22 live company registrations at this address.

The facts are here — now get the verdict on 11 Changi South Street 3.

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What are the key facts about 11 Changi South Street 3?

Key takeaway11 Changi South Street 3 is a industrial building in District 16 · Tampines, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.0
Tenure: Leasehold
District / Area: District 16 · Tampines
Address: 11 Changi South Street 3
Land area: —
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Owner: AIMS APAC REIT (SGX filings)
Estate (JTC): Changi International LogisPark (South)
Listed as: Factory / Workshop (B2), Warehouse
Transactions on record: 2 (records start 1995)
Live listings: 9
ACRA registrations: 22

Who owns 11 Changi South Street 3, and what is it valued at?

Key takeaway11 Changi South Street 3 is owned by AIMS APAC REIT, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Valued at S$23.4 million as at 31 Mar 2026, by JLL.

per AIMS APAC REIT's SGX filing, 7 May 2026

Earlier: S$23.1 million (31 Mar 2025) · S$23.1 million (31 Mar 2024) · S$21.7 million (31 Mar 2023)

11 Changi South Street 3: AIMS APAC REIT's annual report (2025)

Occupancy: 84% (as of 31 Mar 2026)
Land tenure: 60 years

per AIMS APAC REIT's annual report (SGX), 26 Jun 2026, page 169

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

What are the specs at 11 Changi South Street 3?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About 11 Changi South Street 3

11 Changi South Street 3 is an industrial property in Tampines (District 16). It is located along Changi South Street 3, Singapore 486122.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 0 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

2 transactions have been recorded here, at a median of S$204 psf. The most recent was in October 2007.

Across JTC's rental returns for Changi South Street 3, the median rent for industrial space on this street works out to about S$1.65 psf per month over 41 observations. Observed medians on the street span S$0.96 to S$2.13 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

The nearest port or airport land is about 1.5 km away. The closest business-park zone is about 366 m away. The nearest MRT is Xilin MRT, 166 m away (about a 3-minute walk). The closest bus stop (Builders Ctr) is 56 m away (about a 1-minute walk).

22 businesses are currently registered at this address with ACRA.

What is 11 Changi South Street 3 zoned as?

Key takeaway11 Changi South Street 3 sits on land zoned BUSINESS 2 with a gross plot ratio of 2.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.0

Run the full zoning report for this building →

What has 11 Changi South Street 3 sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2007 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2007	Single-user Factory	S$20.80M	95,074 sqft	$219
Dec 2004	Single-user Factory	S$18.00M	95,074 sqft	$189

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

Market context around 11 Changi South Street 3

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at 11 Changi South Street 3

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 9 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 11 Changi South Street 3?

Key takeawayURA's planning decisions at 11 Changi South Street 3 since 2000 are below. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

31 Dec 2015Approved
Additions & alterations
Proposed additions and alterations to the 4th storey of the existing 4-storey single-user warehouse development with a basement carpark (b2)

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What is available at 11 Changi South Street 3 right now?

Key takeaway9 units are currently listed at 11 Changi South Street 3. One row per unit; several agents often market the same unit.

For rent (9)

11 Changi South Street 3, 486122S$7k/mo · 3,616 sqft
11 Changi South Street 3, 486122S$3k/mo · 1,408 sqft
11 Changi South Street 3S$3k/mo · 1,408 sqft
11 Changi South Street 32 agentsS$7k/mo · 3,616 sqft

Browse every listing at this building →

What is near 11 Changi South Street 3?

Key takeawayThe nearest MRT/LRT is Xilin MRT, about 166 m away.

Getting around

Xilin MRT166 m · ~3 min

Amenities nearby

Builders Ctr · 56 mBusiness Park · 366 mParkway Shenton Medical Group (Changi Business Park Crescent) · 726 mExpo MRT Exit D · 771 mEducational Institution · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 11 Changi South Street 3

Key takeawayThe nearest station is Expo (CG1 / DT35), 772 m away — a moderately busy station, with about 32,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 67% of industrial buildings

nearest MRT/LRT Expo (CG1/DT35) 772 m, about 32,000 taps a weekday; bus stops within 400 m: 6, about 1,210 taps a weekday; Tampines: 84,200 resident workers (Census 2020, by workplace); about 725 residents within 1 km (June 2026). Ranked against 8,225 industrial buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around), not a count of people.

Stations within 1 km

Expo (CG1 / DT35)772 m · about 32,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 11 Changi South Street 3. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 1,210 boardings and alightings on an average weekday.

Public car parks within 500 m

Changi South St 2 (URA)474 m
S$0.60 per half-hour at midday on a weekday · 77 car lots

Nearest URA season parking: Bedok Rd Food Centre O Ff St, 1.5 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 11 Changi South Street 3's own car park, if it has one, and its charges are not in the open data.

Who's registered at 11 Changi South Street 3?

Key takeaway22 live companies (and LLPs and branches; sole proprietors are not counted) list 11 Changi South Street 3 as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
15
Financial and insurance
4
Transportation and storage
2
Professional, scientific and technical services
1
Accommodation and food services
0
Education
0
Manufacturing
0
Information and communications
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$17.76 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$17.76 psm/mo
Observed range: S$10.30 – S$22.90

JTC street medians span 2000 to today and are an all-time level, not today's asking rent; the forward pipeline is a forecast, not committed completions.

Frequently asked questions about 11 Changi South Street 3

Where is 11 Changi South Street 3?⌄

11 Changi South Street 3 is at 11 Changi South Street 3, Singapore 486122, in the Tampines planning area.

What is 11 Changi South Street 3 zoned as?⌄

11 Changi South Street 3 is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at 11 Changi South Street 3?⌄

Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of 11 Changi South Street 3?⌄

11 Changi South Street 3 is leasehold. About 0 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 11 Changi South Street 3 sold for?⌄

Across 2 recorded transactions, the median is S$204 psf. The latest was in October 2007.

What does industrial space near 11 Changi South Street 3 rent for?⌄

JTC's rental returns for Changi South Street 3 put the median at about S$1.65 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Changi South Street 3, not a rent quoted for 11 Changi South Street 3 itself.

What is the nearest MRT station to 11 Changi South Street 3?⌄

Xilin MRT is the closest, 166 m away (about a 3-minute walk).

How many businesses are registered at 11 Changi South Street 3?⌄

22 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from JTC estate boundaries, the owner's SGX filings, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.