IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

Jurong Industrial Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2003

Quick Summary

Jurong Industrial Estate 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 2 years remaining. 1 transaction is on record since 1995, most recently in Jul 2003. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Jurong Industrial Estate.

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What are the key facts about Jurong Industrial Estate?

Key takeawayJurong Industrial Estate 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: 21 Tuas Basin Link
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: 0

About Jurong Industrial Estate

Jurong Industrial Estate is an industrial estate in Tuas (District 22). It is located along Tuas Basin Link, Singapore 638782.

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 2 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$43 psf. The most recent was in July 2003.

The nearest port or airport land is about 6.3 km away. The nearest MRT is Tuas Crescent MRT, 629 m away (about a 10-minute walk). The closest bus stop (Tuas Amenity Ctr) is 90 m away (about a 1-minute walk).

What is Jurong Industrial Estate zoned as?

Key takeawayJurong Industrial Estate 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 Jurong Industrial Estate sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jul 2003 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2003	Single-user Factory	S$2.10M	48,188 sqft	$43

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 Jurong Industrial Estate

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.

What's been approved at Jurong Industrial Estate?

Key takeawayURA has approved 1 change of use at Jurong Industrial Estate since 2000, most recently in 2004. 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.

28 Jan 2004Approved
Change of use to showroom
Change of use of part of the production and ancillary office to showroom at 1st storey of the existing 2-storey factory building

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 near Jurong Industrial Estate?

Key takeawayThe nearest MRT/LRT is Tuas Crescent MRT, about 629 m away.

Getting around

Tuas Crescent MRT629 m · ~10 min

Amenities nearby

Tuas Amenity Ctr · 90 mAcumed Medical Group (Tuas) · 94 mTuas Crescent MRT Exit A · 616 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Jurong Industrial Estate

Key takeawayThe nearest station is Tuas Crescent (EW31), 616 m away — a quiet station, with about 11,000 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 27% of industrial buildings

nearest MRT/LRT Tuas Crescent (EW31) 616 m, about 11,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 3, about 158 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 Crescent (EW31)616 m · about 11,000 weekday taps
Gul Circle (EW30)784 m · 9,801 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 Jurong Industrial Estate. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 158 boardings and alightings on an average weekday.

Public car parks within 500 m

Tuas Basin Close (URA)397 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Tuas Ave 5 (URA)423 m
S$0.60 per half-hour at midday on a weekday · 10 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. Jurong Industrial Estate's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at Jurong Industrial Estate?

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.

Frequently asked questions about Jurong Industrial Estate

Where is Jurong Industrial Estate?⌄

Jurong Industrial Estate is at 21 Tuas Basin Link, Singapore 638782, in the Tuas planning area.

What is Jurong Industrial Estate zoned as?⌄

Jurong Industrial Estate 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 Jurong Industrial Estate?⌄

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 Jurong Industrial Estate?⌄

Jurong Industrial Estate is leasehold. About 2 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Jurong Industrial Estate sold for?⌄

Across 1 recorded transaction, the median is S$43 psf. The latest was in July 2003.

What is the nearest MRT station to Jurong Industrial Estate?⌄

Tuas Crescent MRT is the closest, 629 m away (about a 10-minute walk).

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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.

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.

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.