IndustrialBUSINESS 1FreeholdDistrict 26 · Ang Mo Kio

Fong Mui Garage R

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2014

Quick Summary

Fong Mui Garage R is a industrial building in District 26 · Ang Mo Kio, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.0. It is freehold. 2 transactions are on record since 1995, most recently in Jan 2014. 3 units are currently listed for rent. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Fong Mui Garage R.

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What are the key facts about Fong Mui Garage R?

Key takeawayFong Mui Garage R is a industrial building in District 26 · Ang Mo Kio, zoned BUSINESS 1, held freehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.0
Tenure: Freehold
District / Area: District 26 · Ang Mo Kio
Address: 422 Tagore Industrial Avenue
Land area: 2,101 sqm
Completed: 2020 (JTC industrial completions)
Storeys: Not on record
Developer: Kay Lim Construction & Trading Pte Ltd (JTC industrial completions)
Listed as: Light Industrial (B1), Warehouse
Transactions on record: 2 (records start 1995)
Live listings: 3
ACRA registrations: 0

About Fong Mui Garage R

Fong Mui Garage R is an industrial building in Ang Mo Kio (District 26). It is located along Tagore Industrial Avenue, Singapore 787806.

Under the URA Master Plan the site is zoned Business 1 with a gross plot ratio of 2. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

The site is freehold. It sits on about 2,101 sqm of land with roughly 4,170 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$674 psf. The most recent was in January 2014.

Across JTC's rental returns for Tagore Industrial Avenue, the median rent for industrial space on this street works out to about S$1.29 psf per month over 61 observations. Observed medians on the street span S$0.36 to S$2.10 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

2 industrial projects are still uncompleted on this street, adding about 5,240 sqm of gross floor area, the earliest due around 2026.

The nearest port or airport land is about 4.3 km away. The nearest MRT is Lentor MRT, 918 m away (about a 14-minute walk). The closest bus stop (Bef Tagore Rd) is 320 m away (about a 5-minute walk).

What is Fong Mui Garage R zoned as?

Key takeawayFong Mui Garage R sits on land zoned BUSINESS 1 with a gross plot ratio of 2.0.

Land-use zone: BUSINESS 1
Gross plot ratio: 2.0

Run the full zoning report for this building →

What has Fong Mui Garage R sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jan 2014 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2014	Single-user Factory	S$23.20M	22,611 sqft	$1,026
Nov 1999	Single-user Factory	S$7.25M	22,611 sqft	$321

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 Fong Mui Garage R rent for?

Key takeawayNo rent is published for Fong Mui Garage R itself. On its street, Tagore Industrial Avenue, strata factory space rented at a median of $2.12 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 Tagore Industrial Avenue

Street level · 2026Q3

25th pct

—

— psm

Median

$2.12

$22.79 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +24.5% on a year earlier

2023Q3 · $13.82 psm2026Q3 · $22.79 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 Fong Mui Garage R

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 Fong Mui Garage R

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

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 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 Fong Mui Garage R?

Key takeawayURA has approved 2 changes of use at Fong Mui Garage R since 2000, most recently in 2026. 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.

7 May 2026ApprovedFloor 1
Change of use to minimart
Proposed change of use of part of unit #01-XX to minimart
29 Apr 2026RenewedFloor 1
Continued use as industrial canteen
Continued use of part of unit #01-XX as industrial canteen
25 Feb 2025Approved
Change of use to secondary workers' dormitory
Proposed change of use of part of 3rd storey warehouse and 4th storey ancillary office to secondary workers' dormitory (for 240 workers)
19 Apr 2023Approved
Additions & alterations
Proposed additions and alterations involving change of use of existing 4-storey single-user warehouse to data centre with basement carpark on lot 01274k mk 20 at 422 tagore industrial avenue (ang mo kio planning area)
6 Apr 2021Renewed
Change of use
Continued industrial canteen use on part of the 1st storey at the 4-storey single-user warehouse development with basement carparks
4 Apr 2018Approved
Additions & alterations
Proposed erection of a 4-storey single-user warehouse development with basement carparks and canteen on lot 01274k mk 20 at 422 tagore industrial avenue (ang mo kio 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 Tagore Industrial Avenue price?

Key takeawayTagore Industrial Avenue's current JTC street rent is S$22.79 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.8% (3.5% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$637

Indicative street yield

3.8% gross

3.5% 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 Fong Mui Garage R right now?

Key takeaway3 units are currently listed at Fong Mui Garage R. One row per unit; several agents often market the same unit.

For rent (3)

Tagore Immediate + Ground Floor + No BeamsS$10k/mo · 4,200 sqft
Kay Lim @ TagoreS$6k/mo · 2,210 sqft
Tagore EstateS$28k/mo · 11,070 sqft

Browse every listing at this building →

What is near Fong Mui Garage R?

Key takeawayThe nearest MRT/LRT is Lentor MRT, about 918 m away.

Getting around

Lentor MRT918 m · ~14 min

Amenities nearby

Bef Tagore Rd · 320 mLentor MRT Exit 1 · 875 mPancare Medical (Hougang) · 1.0 kmEducational Institution · 1.3 kmAng Mo Kio - Thye Hua Kwan Hospital · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Fong Mui Garage R

Key takeawayThe nearest station is Lentor (TE5), 875 m away — a quiet station, with about 15,000 taps in and out on an average weekday. 5 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 68% of industrial buildings

nearest MRT/LRT Lentor (TE5) 875 m, about 15,000 taps a weekday; bus stops within 400 m: 2, about 4,154 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 9,030 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

Lentor (TE5)875 m · about 15,000 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 Fong Mui Garage R. Transfers between lines don't tap, so interchanges read low.

Bus

2 bus stops within 400 m, with 4,154 boardings and alightings on an average weekday.

Public car parks within 500 m

Tagore Industrial Ave (URA)27 m
S$0.60 per half-hour at midday on a weekday · 75 car lots
Tagore Lane (URA)228 m
S$0.60 per half-hour at midday on a weekday · 133 car lots
Tagore Rd (URA)237 m
S$0.60 per half-hour at midday on a weekday · 44 car lots
Tagore Road Area (URA)251 m
season S$90/month
Tagore Drive (URA)263 m
S$0.60 per half-hour at midday on a weekday · 41 car lots

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

How many companies are registered at Fong Mui Garage R?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$13.92 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$13.92 psm/mo
Observed range: S$3.92 – S$22.59
Pipeline on this street: 2 projects · earliest TOP 2026

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 Fong Mui Garage R

Where is Fong Mui Garage R?⌄

Fong Mui Garage R is at 422 Tagore Industrial Avenue, Singapore 787806, in the Ang Mo Kio planning area.

What is Fong Mui Garage R zoned as?⌄

Fong Mui Garage R is zoned Business 1 under the URA Master Plan, with a gross plot ratio of 2. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

What kind of business can operate at Fong Mui Garage R?⌄

Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of Fong Mui Garage R?⌄

Fong Mui Garage R is freehold.

What have units at Fong Mui Garage R sold for?⌄

Across 2 recorded transactions, the median is S$674 psf. The latest was in January 2014.

What does industrial space near Fong Mui Garage R rent for?⌄

JTC's rental returns for Tagore Industrial Avenue put the median at about S$1.29 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tagore Industrial Avenue, not a rent quoted for Fong Mui Garage R itself.

What is the nearest MRT station to Fong Mui Garage R?⌄

Lentor MRT is the closest, 918 m away (about a 14-minute walk).

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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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

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.

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.

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.

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 industrial completions, URA planning decisions, 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.