IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

Platinum@Pioneer

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2020

Quick Summary

Platinum@Pioneer is a industrial building in District 22 · Tuas, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 1.5. It is leasehold with roughly 18 years remaining. 1 transaction is on record since 1995, most recently in Sept 2020. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on Platinum@Pioneer.

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What are the key facts about Platinum@Pioneer?

Key takeawayPlatinum@Pioneer is a industrial building in District 22 · Tuas, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.5
Tenure: Leasehold
District / Area: District 22 · Tuas
Address: 38a Tuas Avenue 11
Land area: —
Completed: 2019 (JTC industrial completions)
Storeys: Not on record
Developer: Soon Hock Realty Pte Ltd (JTC industrial completions)
Strata units (MCST): 17
Managing agent: PHAMOUS HARMONY PROPERTY SERVICES PTE. LTD.
Strata formed: 2021 (MCST 4697)
Estate (JTC): Tuas Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 6

About Platinum@Pioneer

Platinum@Pioneer is an industrial estate in Tuas (District 22). It is located along Tuas Avenue 11, Singapore 639116.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 1.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 18 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$350 psf. The most recent was in September 2020.

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 6.6 km away. The nearest MRT is Tuas West Road MRT, 742 m away (about a 12-minute walk). The closest bus stop (Tuas Lot) is 90 m away (about a 1-minute walk).

7 businesses are currently registered at this address with ACRA.

What is Platinum@Pioneer zoned as?

Key takeawayPlatinum@Pioneer sits on land zoned BUSINESS 2 with a gross plot ratio of 1.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 1.5

Run the full zoning report for this building →

What has Platinum@Pioneer sold for?

Key takeaway1 transaction is on record since 1995, most recently in Sept 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2020	Multiple-user Factory	S$3.75M	10,699 sqft	$350

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 Platinum@Pioneer rent for?

Key takeawayNo rent is published for Platinum@Pioneer 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 Platinum@Pioneer

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 Platinum@Pioneer?

Key takeawayURA has approved 2 changes of use at Platinum@Pioneer since 2000, most recently in 2025. 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.

26 Aug 2025Approved
Change of use to temporary ancillary workers dormitory
Proposed change of use at 4th storey & part of 2nd storey to temporary ancillary workers dormitory (for 88 workers) previously approved for (48 workers) to the existing 4-storey terrace factory pt mk07 on lot 05021m at 38a/38b tuas avenue 11 (tuas planning area)
18 Jul 2025Approved
Additions & alterations
Proposed additions & alterations to existing 3-storey terrace factory building and change of use of part 3rd storey production area to ancillary workers' dormitory (for 11 workers) on lot 05021m mk 07 at 32h tuas avenue 11, platinum @ pioneer (tuas planni
28 Nov 2024Renewed
Continued use as ancillary workers' dormitory
Continued use of 4th storey production area as ancillary workers' dormitory (for 48 workers) at the existing 4-storey terrace factory
5 Jul 2022Approved
Additions & alterations
Proposed additions & alterations to existing 4-storey terrace factory building and change of use of part 4th storey production area to ancillary workers dormitory (for 15 workers) on lot 05021m mk 07 at 38 tuas avenue 11, platinium @ pioneer (tuas planning area)
14 Jan 2022Approved
Additions & alterations
Proposed additions & alterations to existing 4-storey strata terrace factory and change of use of part 3rd & 4th storey production area to ancillary workers' dormitory (for 19 workers) on lot 05021m mk 07 at 38d tuas avenue 11, platinum @ pioneer (tuas planning area)
15 Oct 2019Approved
Change of use to ancillary workers' dormitory
Proposed change of use of 4th storey production area to ancillary workers' dormitory (for 48 workers) at the existing 4-storey terrace factory on lot 05021m mk07 at 38a & 38b tuas avenue 11 (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 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 Platinum@Pioneer?

Key takeawayThe nearest MRT/LRT is Tuas West Road MRT, about 742 m away.

Getting around

Tuas West Road MRT742 m · ~12 min

Amenities nearby

Tuas Lot · 91 mTuas Crescent MRT Exit A · 747 mAcumed Medical Group · 1.0 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Platinum@Pioneer

Key takeawayThe nearest station is Tuas West Road (EW32), 743 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 35% of industrial buildings

nearest MRT/LRT Tuas West Road (EW32) 743 m, about 13,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 766 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)743 m · about 13,000 weekday taps
Tuas Crescent (EW31)743 m · about 11,000 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 Platinum@Pioneer. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 766 boardings and alightings on an average weekday.

Public car parks within 500 m

Tuas Ave 13 (URA)387 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Tuas Ave 11 (URA)482 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

Nearest URA season parking: Tuas Area, 931 m away, S$90/month.

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

Who's registered at Platinum@Pioneer?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list Platinum@Pioneer as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Financial and insurance
1
Manufacturing
1
Transportation and storage
1
Information and communications
1
Construction
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$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 Platinum@Pioneer

Where is Platinum@Pioneer?⌄

Platinum@Pioneer is at 38A Tuas Avenue 11, Singapore 639116, in the Tuas planning area.

What is Platinum@Pioneer zoned as?⌄

Platinum@Pioneer is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 1.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at Platinum@Pioneer?⌄

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 Platinum@Pioneer?⌄

Platinum@Pioneer is leasehold. About 18 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Platinum@Pioneer sold for?⌄

Across 1 recorded transaction, the median is S$350 psf. The latest was in September 2020.

What does industrial space near Platinum@Pioneer 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 Platinum@Pioneer itself.

What is the nearest MRT station to Platinum@Pioneer?⌄

Tuas West Road MRT is the closest, 742 m away (about a 12-minute walk).

How many businesses are registered at Platinum@Pioneer?⌄

7 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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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.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 industrial completions, BCA's MCST register, 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.

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.