IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

85 Tuas South Avenue 1

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2021

Quick Summary

85 Tuas South Avenue 1 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 11 years remaining. 1 transaction is on record since 1995, most recently in Feb 2021. 1 unit is currently listed for rent. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on 85 Tuas South Avenue 1.

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What are the key facts about 85 Tuas South Avenue 1?

Key takeaway85 Tuas South Avenue 1 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: 85 Tuas South Avenue 1
Land area: —
Completed: Not on record
Storeys: 2 (per CommercialGuru)
Estate (JTC): Tuas View Industrial Estate
Listed as: Factory / Workshop (B2)
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 4

About 85 Tuas South Avenue 1

85 Tuas South Avenue 1 is an industrial property in Tuas (District 22). It is located along Tuas South Avenue 1, Singapore 637419.

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 11 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$134 psf. The most recent was in February 2021.

Across JTC's rental returns for Tuas South Avenue 1, the median rent for industrial space on this street works out to about S$1.32 psf per month over 27 observations. Observed medians on the street span S$0.90 to S$1.96 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 4.3 km away. The closest bus stop (Aft Tuas Sth St 2) is 147 m away (about a 2-minute walk).

4 businesses are currently registered at this address with ACRA.

What is 85 Tuas South Avenue 1 zoned as?

Key takeaway85 Tuas South Avenue 1 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 85 Tuas South Avenue 1 sold for?

Key takeaway1 transaction is on record since 1995, most recently in Feb 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2021	Single-user Factory	S$21.20M	157,816 sqft	$134

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

What does space at 85 Tuas South Avenue 1 rent for?

Key takeawayNo rent is published for 85 Tuas South Avenue 1 itself. On its street, Tuas South Avenue 1, strata factory space rented at a median of $1.64 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Tuas South Avenue 1

Street level · 2026Q3

25th pct

—

— psm

Median

$1.64

$17.68 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2022Q2 · $11.21 psm2026Q3 · $17.68 psm median

This is the MEDIAN of JTC-published rents across leases on this street in the stated quarter, not the asking or contracted rent of any particular unit. Streets with too few leases are suppressed by JTC and appear as no value -- suppressed is not zero.

Source: JTC J-SPACE, rental of industrial space by street.

Market context around 85 Tuas South Avenue 1

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 85 Tuas South Avenue 1

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

Rent: 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 85 Tuas South Avenue 1?

Key takeawayURA's planning decisions at 85 Tuas South Avenue 1 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.

21 Mar 2019Agency works
Additions & alterations
Proposed additions and alterations to the existing 2-storey single-user industrial development (business 2) on lot 03111a mk 07 at no.85 tuas south avenue 1
13 Dec 2018Agency works
Additions & alterations
Proposed additions and alterations to the existing 2-storey single-user industrial development (business 2) on lot 03111a mk 07 at no.85 tuas south avenue 1
27 Jul 2018Agency works
Additions & alterations
Proposed additions and alterations to the existing 2-storey single-user industrial development (business 2) on lot 03111a mk 07 at no.85 tuas south avenue 1
23 Apr 2015Approved
Additions & alterations
Proposed additions and alterations involving addition of a compressor building to the existing 2-storey single-user industrial development on lot 03111a mk07 at 85 tuas south avenue 1 / tuas south avenue 3 (tuas planning area)

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).

How does Tuas South Avenue 1 price?

Key takeawayTuas South Avenue 1's current JTC street rent is S$17.68 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.5% (3.2% net of property tax).

Strata sales on the street (5y)

104

Street median PSF (strata)

$558

Indicative street yield

3.5% gross

3.2% net of property tax

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Street figures cover strata deals only — land and strata PSF are not comparable.

What is available at 85 Tuas South Avenue 1 right now?

Key takeaway1 unit is currently listed at 85 Tuas South Avenue 1. One row per unit; several agents often market the same unit.

For rent (1)

Brand new food processing factoryS$4k/mo · 2,551 sqft

Browse every listing at this building →

What is near 85 Tuas South Avenue 1?

Amenities nearby

Aft Tuas Sth St 2 · 147 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 85 Tuas South Avenue 1

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tuas West Road, 2.9 km away. No public car park we hold is within 500 m; the nearest is Tuas South St 2 (URA), 633 m away; the nearest URA season parking is Tuas South Industrial Area, 720 m away (S$90/month).

Foot traffic: busier than 6% of industrial buildings

no MRT/LRT within 1 km (nearest Tuas West Road, 2.9 km); bus stops within 400 m: 2, about 536 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

2 bus stops within 400 m, with 536 boardings and alightings on an average weekday.

Who's registered at 85 Tuas South Avenue 1?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list 85 Tuas South Avenue 1 as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
2
Wholesale and retail trade
2

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$14.19 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$14.19 psm/mo
Observed range: S$9.64 – S$21.05

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 85 Tuas South Avenue 1

Where is 85 Tuas South Avenue 1?⌄

85 Tuas South Avenue 1 is at 85 Tuas South Avenue 1, Singapore 637419, in the Tuas planning area.

What is 85 Tuas South Avenue 1 zoned as?⌄

85 Tuas South Avenue 1 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 85 Tuas South Avenue 1?⌄

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 85 Tuas South Avenue 1?⌄

85 Tuas South Avenue 1 is leasehold. About 11 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at 85 Tuas South Avenue 1 sold for?⌄

Across 1 recorded transaction, the median is S$134 psf. The latest was in February 2021.

What does industrial space near 85 Tuas South Avenue 1 rent for?⌄

JTC's rental returns for Tuas South Avenue 1 put the median at about S$1.32 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tuas South Avenue 1, not a rent quoted for 85 Tuas South Avenue 1 itself.

How many businesses are registered at 85 Tuas South Avenue 1?⌄

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

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

Storeys: CommercialGuru's floor count, not checked against an official record.

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".

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 CommercialGuru, JTC estate boundaries, 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.

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.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.