IndustrialBUSINESS 2 - WHITELeaseholdDistrict 19 · Hougang

J''forte

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2023

Quick Summary

J''forte is a industrial building in District 19 · Hougang, on land zoned BUSINESS 2 - WHITE under the URA Master Plan with a gross plot ratio of 3.5. It is leasehold with roughly 11 years remaining. 1 transaction is on record since 1995, most recently in Mar 2023. 7 units are currently listed for sale or rent. ACRA records 44 live company registrations at this address.

The facts are here — now get the verdict on J''forte.

Ask PropKaki

What are the key facts about J''forte?

Key takeawayJ''forte is a industrial building in District 19 · Hougang, zoned BUSINESS 2 - WHITE, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2 - WHITE
Gross plot ratio: 3.5
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 26 Tai Seng Street
Land area: 6,589 sqm
Completed: Not on record
Storeys: Not on record
Estate (JTC): Paya Lebar iPark
Listed as: Factory / Workshop (B2), Light Industrial (B1), Business / Science Park
Transactions on record: 1 (records start 1995)
Live listings: 7
ACRA registrations: 44

About J''forte

J''Forte is an industrial building in Hougang (District 19). It is located along Tai Seng Street, Singapore 534057.

Under the URA Master Plan the site is zoned Business 2 - White with a gross plot ratio of 3.5.

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. It sits on about 6,589 sqm of land with roughly 17,931 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$1,393 psf. The most recent was in March 2023.

Across JTC's rental returns for Tai Seng Street, the median rent for industrial space on this street works out to about S$3.11 psf per month over 18 observations. Observed medians on the street span S$2.00 to S$4.35 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 7.6 km away. The closest business-park zone is about 521 m away. The nearest MRT is Tai Seng MRT, 108 m away (about a 2-minute walk). The closest bus stop (Aft Tai Seng Stn Exit C) is 94 m away (about a 2-minute walk).

55 businesses are currently registered at this address with ACRA.

What is J''forte zoned as?

Key takeawayJ''forte sits on land zoned BUSINESS 2 - WHITE with a gross plot ratio of 3.5.

Land-use zone: BUSINESS 2 - WHITE
Gross plot ratio: 3.5

Run the full zoning report for this building →

What has J''forte sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2023	Single-user Factory	S$98.77M	70,926 sqft	$1,393

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 J''forte

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 J''forte

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 6 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, 1 new listing 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 J''forte?

Key takeawayURA has approved 7 changes of use at J''forte 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.

5 May 2026Agency works
Additions & alterations
Proposed chimney and boilers installation on existing building
4 Mar 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of units #01-XX, #01-XX, #01-XX, #01-XX to restaurant and units #01-XX, #01-XX to restaurant and bar with live entertainment
22 Aug 2024ApprovedFloor 1
Change of use to restaurant and bar with ancillary live entertainment
Proposed change of use of unit #01-XX to restaurant and bar with ancillary live entertainment
20 Aug 2024ApprovedFloor 1
Change of use to restaurant and bar with ancillary live entertainment
Proposed change of use of unit #01-XX to restaurant and bar with ancillary live entertainment
2 Feb 2024Approved
Additions & alterations
Proposed additions & alterations and change of use of the 1st storey covered walkway to outdoor refreshment area at j'forte mk23 on lot 06531p 26, tai seng street (hougang planning area)
15 May 2021RenewedFloor 1
Continued use as restaurant cum bar with ancillary live entertainment
Continued use of units #01-XX, #01-XX, #01-XX, #01-XX and #01-XX as restaurant cum bar with ancillary live entertainment
30 Apr 2018ApprovedFloor 1
Change of use to restaurant cum bar with ancillary live entertainment
Proposed change of use of units #01-XX, #01-XX, #01-XX, #01-XX and #01-XX to restaurant cum bar with ancillary live entertainment at j'forte
18 Jan 2017ApprovedFloor 1
Change of use to shop
Proposed change of use of part unit #01-XX to shop
21 Dec 2016ApprovedFloor 1
Change of use to restaurant cum shop
Proposed change of use of part unit #01-XX to restaurant cum shop
13 Nov 2013ApprovedFloor 1
Change of use to bank
Proposed change of use of shop units #01-XX and #01-XX to bank within the 8-storey single user industrial development with basement carpark and commercial uses at 1st storey on lot 06531p mk 23 at 26 tai seng street (hougang planning area)
1 Sept 2011Approved
Additions & alterations
Proposed change of use from production to commercial area for multiple-user at 1st storey and additions & alterations to 7th storey of existing 8-storey single-user industrial development with basement carpark

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 J''forte right now?

Key takeaway7 units are currently listed at J''forte — 1 for sale and 6 for rent. One row per unit; several agents often market the same unit.

For sale (1)

Rare Freehold B1 Tai Seng Factory (New)S$3.04M · 1,711 sqft

For rent (6)

Tai SengS$23k/mo · 6,000 sqft
26 Tai Seng Street9 agentsS$23k/mo · 5,992 sqft
26 Tai Seng, Modern Building, 3 mins to MRT! Fully Sheltered!S$23k/mo · 5,773 sqft
MRT @ Doorstep, Aircon Ancillary OfficeS$24k/mo · 6,000 sqft

Browse every listing at this building →

What is near J''forte?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 108 m away.

Getting around

Tai Seng MRT108 m · ~2 min

Amenities nearby

Aft Tai Seng Stn Exit C · 94 mThe Clinic @ Tai Seng · 108 mTai Seng MRT Exit B · 156 mEducational Institution · 414 mBusiness Park · 521 mBlk 80 Circuit Road · 889 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at J''forte

Key takeawayThe nearest station is Tai Seng (CC11), 108 m away — a busy station, with about 45,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 92% of industrial buildings

nearest MRT/LRT Tai Seng (CC11) 108 m, about 45,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 16,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 31,000 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

Tai Seng (CC11)108 m · about 45,000 weekday taps
MacPherson (CC10 / DT26)985 m · about 39,000 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 J''forte. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Tai Seng St (URA)50 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Irving Rd (URA)215 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Tai Seng Ave (URA)287 m
S$0.60 per half-hour at midday on a weekday · 47 car lots
Irving Place (URA)302 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Burn Rd (URA)412 m
S$0.60 per half-hour at midday on a weekday · 20 car lots

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

Who's registered at J''forte?

Key takeaway44 live companies (and LLPs and branches; sole proprietors are not counted) list J''forte as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
27
Financial and insurance
5
Wholesale and retail trade
4
Administrative and support services
3
Professional, scientific and technical services
2
Manufacturing
2
Education
1
Real estate
0
Arts, entertainment and recreation
0
Information and communications
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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$33.47 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$33.47 psm/mo
Observed range: S$21.53 – S$46.82

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 J''forte

Where is J''Forte?⌄

J''Forte is at 26 Tai Seng Street, Singapore 534057, in the Hougang planning area.

What is J''Forte zoned as?⌄

J''Forte is zoned Business 2 - White under the URA Master Plan, with a gross plot ratio of 3.5.

What is the tenure of J''Forte?⌄

J''Forte 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 J''Forte sold for?⌄

Across 1 recorded transaction, the median is S$1,393 psf. The latest was in March 2023.

What does industrial space near J''Forte rent for?⌄

JTC's rental returns for Tai Seng Street put the median at about S$3.11 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tai Seng Street, not a rent quoted for J''Forte itself.

What is the nearest MRT station to J''Forte?⌄

Tai Seng MRT is the closest, 108 m away (about a 2-minute walk).

How many businesses are registered at J''Forte?⌄

55 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.

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.

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.

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 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.