IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

8 Tuas Avenue 20

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2006

Quick Summary

8 Tuas Avenue 20 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. 3 transactions are on record since 1995, most recently in Dec 2006. 4 units are currently listed for sale or rent. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 8 Tuas Avenue 20.

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What are the key facts about 8 Tuas Avenue 20?

Key takeaway8 Tuas Avenue 20 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: 8 Tuas Avenue 20
Land area: —
Completed: 2017 (JTC industrial completions)
Storeys: 4 (© OpenStreetMap contributors)
Developer: HSBC Institutional Trust Services (Singapore) Limited (JTC industrial completions)
Owner: AIMS APAC REIT (SGX filings)
Estate (JTC): Tuas Industrial Estate
Listed as: Factory / Workshop (B2), Warehouse
Transactions on record: 3 (records start 1995)
Live listings: 4
ACRA registrations: 3

Who owns 8 Tuas Avenue 20, and what is it valued at?

Key takeaway8 Tuas Avenue 20 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$28.3 million as at 31 Mar 2026, by JLL.

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

Earlier: S$27.3 million (31 Mar 2025) · S$26.6 million (31 Mar 2024) · S$27.9 million (31 Mar 2023)

8 Tuas Avenue 20: AIMS APAC REIT's annual report (2025)

Occupancy: 100% (as of 31 Mar 2026)
Land tenure: 59 years and 1.5 months

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.

About 8 Tuas Avenue 20

8 Tuas Avenue 20 is an industrial property in Tuas (District 22). It is located along Tuas Avenue 20, Singapore 638821.

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 0 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

3 transactions have been recorded here, at a median of S$99 psf. The most recent was in December 2006.

The nearest port or airport land is about 6.7 km away. The nearest MRT is Tuas West Road MRT, 289 m away (about a 4-minute walk). The closest bus stop (Bef Tuas Ave 11) is 52 m away (about a 1-minute walk).

4 businesses are currently registered at this address with ACRA.

What is 8 Tuas Avenue 20 zoned as?

Key takeaway8 Tuas Avenue 20 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 8 Tuas Avenue 20 sold for?

Key takeaway3 transactions are on record since 1995, most recently in Dec 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2006	Single-user Factory	S$5.81M	56,834 sqft	$102
Dec 2006	Single-user Factory	S$5.65M	56,834 sqft	$99
Nov 1999	Single-user Factory	S$3.00M	56,834 sqft	$53

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 8 Tuas Avenue 20

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 8 Tuas Avenue 20

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent; 1 unit for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 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 8 Tuas Avenue 20?

Key takeawayURA's planning decisions at 8 Tuas Avenue 20 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.

18 Sept 2006Approved
Additions & alterations
Proposed amendment to approved additions & alterations to the existing 2-storey type d8 standard factory with ancillary office
26 Nov 2004Approved
Additions & alterations
Amendment to approved additions & alterations to the existing 2-storey type d8 factory with ancillary office
21 Jan 2004Approved
Additions & alterations
Proposed additions & alterations to the existing 2-storey type d8 factory with ancillary office

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 8 Tuas Avenue 20 right now?

Key takeaway4 units are currently listed at 8 Tuas Avenue 20 — 1 for sale and 3 for rent. One row per unit; several agents often market the same unit.

For sale (1)

Jurong Tuas Factory - High Ceiling - 100% Crane Production Coverage - Good Corporate ImageS$20.00M · 56,894 sqft

For rent (3)

For Rent-Jurong High Ceiling Factory-Column Free-Direct Loading on Ground Floor-2 x 10 Ton Crane2 agentsS$36k/mo · 24,500 sqft
Tuas Avenue3 agentsS$103k/mo · 57,452 sqft
11m Clear | 1000 amps | 8 Bays | MRTS$97k/mo · 57,000 sqft

Browse every listing at this building →

What is near 8 Tuas Avenue 20?

Key takeawayThe nearest MRT/LRT is Tuas West Road MRT, about 289 m away.

Getting around

Tuas West Road MRT289 m · ~5 min

Amenities nearby

Bef Tuas Ave 11 · 53 mTuas West Road MRT Exit A · 261 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8 Tuas Avenue 20

Key takeawayThe nearest station is Tuas West Road (EW32), 261 m away — a quiet station, with about 13,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 56% of industrial buildings

nearest MRT/LRT Tuas West Road (EW32) 261 m, about 13,000 taps a weekday; bus stops within 400 m: 10, about 4,882 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.

Stations within 1 km

Tuas West Road (EW32)261 m · about 13,000 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 8 Tuas Avenue 20. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with 4,882 boardings and alightings on an average weekday.

Public car parks within 500 m

Tuas Lane (URA)467 m
S$0.60 per half-hour at midday on a weekday · 15 car lots

Nearest URA season parking: Tuas Area, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 8 Tuas Avenue 20's own car park, if it has one, and its charges are not in the open data.

Who's registered at 8 Tuas Avenue 20?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 8 Tuas Avenue 20 as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
2
Wholesale and retail trade
1

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 8 Tuas Avenue 20

Where is 8 Tuas Avenue 20?⌄

8 Tuas Avenue 20 is at 8 Tuas Avenue 20, Singapore 638821, in the Tuas planning area.

What is 8 Tuas Avenue 20 zoned as?⌄

8 Tuas Avenue 20 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 8 Tuas Avenue 20?⌄

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 8 Tuas Avenue 20?⌄

8 Tuas Avenue 20 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 8 Tuas Avenue 20 sold for?⌄

Across 3 recorded transactions, the median is S$99 psf. The latest was in December 2006.

What is the nearest MRT station to 8 Tuas Avenue 20?⌄

Tuas West Road MRT is the closest, 289 m away (about a 4-minute walk).

How many businesses are registered at 8 Tuas Avenue 20?⌄

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

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Read the figures right

Completion year: the first quarter JTC records a TOP (Temporary Occupation Permit) at this address. JTC lists major industrial projects (7,000 sqm and up) from 2013; where an older building stood on the site, this is the current building's year.

Developer: as named on JTC's completion record, often the project company rather than the listed group.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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 industrial completions, JTC estate boundaries, the owner's SGX filings, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, 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.