IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

86 Tuas Avenue 11

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 1999

Quick Summary

86 Tuas Avenue 11 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. 1 transaction is on record since 1995, most recently in Jul 1999. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 86 Tuas Avenue 11.

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What are the key facts about 86 Tuas Avenue 11?

Key takeaway86 Tuas Avenue 11 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: 86 Tuas Avenue 11
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Tuas Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 86 Tuas Avenue 11

86 Tuas Avenue 11 is an industrial property in Tuas (District 22). It is located along Tuas Avenue 11, Singapore 639099.

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.

1 transaction has been recorded here, at a median of S$126 psf. The most recent was in July 1999.

Across JTC's rental returns for Tuas Avenue 11, the median rent for industrial space on this street works out to about S$1.41 psf per month over 37 observations. Observed medians on the street span S$0.57 to S$2.17 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 6.8 km away. The nearest MRT is Tuas West Road MRT, 298 m away (about a 5-minute walk). The closest bus stop (Mectron Engrg) is 75 m away (about a 1-minute walk).

3 businesses are currently registered at this address with ACRA.

What is 86 Tuas Avenue 11 zoned as?

Key takeaway86 Tuas Avenue 11 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 86 Tuas Avenue 11 sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jul 1999 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 1999	Single-user Factory	S$1.91M	15,121 sqft	$126

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 86 Tuas Avenue 11 rent for?

Key takeawayNo rent is published for 86 Tuas Avenue 11 itself. On its street, Tuas Avenue 11, strata factory space rented at a median of $1.79 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 Avenue 11

Street level · 2026Q3

25th pct

—

— psm

Median

$1.79

$19.28 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +15.2% on a year earlier

2022Q4 · $15.81 psm2026Q3 · $19.28 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 86 Tuas Avenue 11

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 does Tuas Avenue 11 price?

Key takeawayTuas Avenue 11's current JTC street rent is S$19.28 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 18.2% (16.4% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$123

Indicative street yield

18.2% gross

16.4% 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 near 86 Tuas Avenue 11?

Key takeawayThe nearest MRT/LRT is Tuas West Road MRT, about 298 m away.

Getting around

Tuas West Road MRT298 m · ~5 min

Amenities nearby

Mectron Engrg · 75 mTuas West Road MRT Exit A · 295 mAcumed Medical Group · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 86 Tuas Avenue 11

Key takeawayThe nearest station is Tuas West Road (EW32), 295 m away — a quiet station, with about 13,000 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 55% of industrial buildings

nearest MRT/LRT Tuas West Road (EW32) 295 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)295 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 86 Tuas Avenue 11. 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)312 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Tuas Ave 9 (URA)422 m
S$0.60 per half-hour at midday on a weekday · 19 car lots

Nearest URA season parking: Tuas Area, 1.2 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 86 Tuas Avenue 11's own car park, if it has one, and its charges are not in the open data.

Who's registered at 86 Tuas Avenue 11?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 86 Tuas Avenue 11 as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Professional, scientific and technical services
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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$15.12 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$15.12 psm/mo
Observed range: S$6.09 – S$23.31

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 86 Tuas Avenue 11

Where is 86 Tuas Avenue 11?⌄

86 Tuas Avenue 11 is at 86 Tuas Avenue 11, Singapore 639099, in the Tuas planning area.

What is 86 Tuas Avenue 11 zoned as?⌄

86 Tuas Avenue 11 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 86 Tuas Avenue 11?⌄

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 86 Tuas Avenue 11?⌄

86 Tuas Avenue 11 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 86 Tuas Avenue 11 sold for?⌄

Across 1 recorded transaction, the median is S$126 psf. The latest was in July 1999.

What does industrial space near 86 Tuas Avenue 11 rent for?⌄

JTC's rental returns for Tuas Avenue 11 put the median at about S$1.41 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tuas Avenue 11, not a rent quoted for 86 Tuas Avenue 11 itself.

What is the nearest MRT station to 86 Tuas Avenue 11?⌄

Tuas West Road MRT is the closest, 298 m away (about a 5-minute walk).

How many businesses are registered at 86 Tuas Avenue 11?⌄

3 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.

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".

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, URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.