IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

3 Tuas South Avenue 4

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2012

Quick Summary

3 Tuas South Avenue 4 is a industrial building in District 22 · Tuas, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 1.4. It is leasehold with roughly 3 years remaining. 1 transaction is on record since 1995, most recently in Dec 2012. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 3 Tuas South Avenue 4.

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What are the key facts about 3 Tuas South Avenue 4?

Key takeaway3 Tuas South Avenue 4 is a industrial building in District 22 · Tuas, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.4
Tenure: Leasehold
District / Area: District 22 · Tuas
Address: 3 Tuas South Avenue 4
Land area: —
Completed: Not on record
Storeys: Not on record
Owner: ESR REIT (SGX filings)
Net lettable area: 316,986 sq ft (the owner's annual report (as filed on SGX))
Land lease expires: 2059 (the owner's annual report (as filed on SGX))
Estate (JTC): Tuas Biomedical Park
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

Who owns 3 Tuas South Avenue 4, and what is it valued at?

Key takeaway3 Tuas South Avenue 4 is owned by ESR 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.

3 Tuas South Avenue 4

Valued at S$49.8 million as at 31 Dec 2025, by Edmund Tie & Company (SEA) Pte Ltd.

per ESR REIT's SGX filing, 4 Feb 2026

Earlier: S$47.2 million (31 Dec 2024) · S$46 million (31 Dec 2023) · S$45 million (31 Dec 2022)

3 TUAS SOUTH AVENUE 4

Valued at S$49.8 million as at 31 Dec 2025.

from its annual report (2025)

per ESR REIT's SGX filing, 2 Apr 2026

3 TUAS SOUTH AVENUE 4: ESR REIT's annual report (2025)

Occupancy: 100% (as of 31 Dec 2025)
Land lease expires: 30 Apr 2059

per ESR REIT's annual report (SGX), 2 Apr 2026, page 140

Whole-building deals

Announced 18 Dec 2012
Cambridge SPV1 LLP bought a 60% interest in 3 Tuas South Avenue 4 for S$15 million (purchase consideration) from Pfizer Asia Pacific Pte Ltd.
Announcement on SGX

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.

About 3 Tuas South Avenue 4

3 Tuas South Avenue 4 is an industrial property in Tuas (District 22). It is located along Tuas South Avenue 4, Singapore 637610.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 1.4. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 3 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

1 transaction has been recorded here, at a median of S$23 psf. The most recent was in December 2012.

The nearest port or airport land is about 4.6 km away. The closest bus stop (Opp Wyeth Pharmaceuticals) is 183 m away (about a 3-minute walk).

2 businesses are currently registered at this address with ACRA.

What is 3 Tuas South Avenue 4 zoned as?

Key takeaway3 Tuas South Avenue 4 sits on land zoned BUSINESS 2 with a gross plot ratio of 1.4.

Land-use zone: BUSINESS 2
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has 3 Tuas South Avenue 4 sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2012	Single-user Factory	S$15.00M	642,698 sqft	$23

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 3 Tuas South Avenue 4

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.

What's been approved at 3 Tuas South Avenue 4?

Key takeawayURA's planning decisions at 3 Tuas South Avenue 4 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.

6 Jun 2026Agency works
Additions & alterations
Proposed additions and alterations to 1st storey of existing single-user 3-storey pharmaceutical manufacturing factory and ancillary facilities on lot 03633k mk 07 at 3 tuas south avenue 4 (tuas planning area)
19 Mar 2025Agency works
Additions & alterations
Proposed addition and alteration works to existing single-user 3-storey pharmaceutical manufacturing factory and ancillary facilities on lot 03633k mk07 at 3 tuas south avenue 4, singapore 637610. (tuas planning area)
18 Feb 2017Agency works
Additions & alterations
Proposed addition and alteration works to existing 1st and 2nd storey of an existing single-user 3-storey pharmaceutical factory & ancillary facility on lot 2595m mukim 7 at no.3 tuas south avenue 4 singapore 637610
8 Jul 2013Approved
Additions & alterations
Proposed additions & alterations to existing single user pharmaceutical manufacturing facility on lots 3633k mk 7 (jtc plots a19133)
17 Sept 2012Approved
Additions & alterations
Proposed additions and alterations to the existing single-user nutritional and pharmaceutical manufacturing facility

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 near 3 Tuas South Avenue 4?

Amenities nearby

Opp Wyeth Pharmaceuticals · 183 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 3 Tuas South Avenue 4

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tuas Crescent, 2.1 km away. 2 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 5% of industrial buildings

no MRT/LRT within 1 km (nearest Tuas Crescent, 2.1 km); bus stops within 400 m: 3, about 462 taps a weekday; Tuas: 42,328 resident workers (Census 2020, by workplace); about 0 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.

Bus

3 bus stops within 400 m, with 462 boardings and alightings on an average weekday.

Public car parks within 500 m

Tuas South Industrial Area (URA)288 m
season S$90/month
Tuas South St 2 (URA)332 m
S$0.60 per half-hour at midday on a weekday · 25 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 3 Tuas South Avenue 4's own car park, if it has one, and its charges are not in the open data.

Who's registered at 3 Tuas South Avenue 4?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 3 Tuas South Avenue 4 as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Professional, scientific and technical services
1
Financial and insurance
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.

Frequently asked questions about 3 Tuas South Avenue 4

Where is 3 Tuas South Avenue 4?⌄

3 Tuas South Avenue 4 is at 3 Tuas South Avenue 4, Singapore 637610, in the Tuas planning area.

What is 3 Tuas South Avenue 4 zoned as?⌄

3 Tuas South Avenue 4 is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 1.4. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at 3 Tuas South Avenue 4?⌄

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 3 Tuas South Avenue 4?⌄

3 Tuas South Avenue 4 is leasehold. About 3 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 3 Tuas South Avenue 4 sold for?⌄

Across 1 recorded transaction, the median is S$23 psf. The latest was in December 2012.

How many businesses are registered at 3 Tuas South Avenue 4?⌄

2 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.

Net lettable area: as the owner's latest annual report prints it (sq m converted to sq ft where needed).

Land lease expiry: the year the owner's SGX filing prints for the land lease (state land; JTC for industrial).

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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, the owner's annual report (as filed on SGX), URA car park data (URA Data Service), PropKaki's foot-traffic model — 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.