IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

Shine@Tuas South

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Shine@Tuas South is a industrial building in District 22 · Tuas, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.0. It is leasehold with roughly 19 years remaining. ACRA records 115 live company registrations at this address.

The facts are here — now get the verdict on Shine@Tuas South.

Ask PropKaki

What are the key facts about Shine@Tuas South?

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

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.0
Tenure: Leasehold
District / Area: District 22 · Tuas
Address: —
Land area: 25,699 sqm
Completed: Not on record
Storeys: 7 (© OpenStreetMap contributors)
Strata units (MCST): 179
Managing agent: CBRE PTE LTD
Strata formed: 2020 (MCST 4695)
Estate (JTC): Tuas View Industrial Estate
Transactions on record: None recorded
Live listings: None
ACRA registrations: 115

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

What are the specs at Shine@Tuas South?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Floor-to-floor height: 6.65 m; 1st to 5th Storey (partially) 6.65; Source: the developer's sales brochure
Floor loading: 20 kN/m²; 1st Storey Factory 20; 2nd to 4th Storey Factory 15; 5th Storey under 1000m2 Factory 15; 5th Storey above 1000m2 Factory 20; 6th Storey Factory 20; Minimart 20; Detached Unit 20; Source: the developer's sales brochure
Power supply: 40A, 60A, 80A, 100A, 150A or 400A 3-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 1; Source: the developer's sales brochure
Cargo lift capacity: 2,500kg; Source: the developer's sales brochure
Passenger lifts: 4; Source: the developer's sales brochure
Ramp-up: Yes; Source: the developer's sales brochure
40-ft container access: Yes; Source: the developer's sales brochure
Facilities: canteen / food outlets; Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Shine@Tuas South?

Key takeawayWe hold the developer's sales-brochure floor plans for Shine@Tuas South — 2 plans, linked to 67 of the 80 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

1st storey
5TH STOREY

Units with a plan: 67 · 1,658 sq ft – 14,047 sq ft (recorded sales)

Source: developer's sales brochure.

About Shine@Tuas South

Shine@Tuas South is an industrial building in Tuas (District 22). It is located along Tuas South Link 1, Singapore 636901.

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

The site is leasehold, with about 19 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 25,699 sqm of land with roughly 51,400 sqm of gross floor area.

Across JTC's rental returns for Tuas South Link 1, the median rent for industrial space on this street works out to about S$1.39 psf per month over 29 observations. Observed medians on the street span S$0.83 to S$2.02 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 922 m away. The closest bus stop (Aft Tuas Sth St 7) is 550 m away (about a 9-minute walk).

129 businesses are currently registered at this address with ACRA.

What is Shine@Tuas South zoned as?

Key takeawayShine@Tuas South sits on land zoned BUSINESS 2 with a gross plot ratio of 2.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.0

Run the full zoning report for this building →

What does space at Shine@Tuas South rent for?

Key takeawayNo rent is published for Shine@Tuas South itself. On its street, Tuas South Link 1, strata factory space rented at a median of $1.81 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 South Link 1

Street level · 2026Q3

25th pct

—

— psm

Median

$1.81

$19.46 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +3.6% on a year earlier

2023Q4 · $18.59 psm2026Q3 · $19.46 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 Shine@Tuas South

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 Shine@Tuas South?

Key takeawayURA has approved 4 changes of use at Shine@Tuas South 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.

2 Jul 2025ApprovedFloor 5
Change of use to warehouse
Proposed change of use of units #05-XX & #05-XX to warehouse in the existing multiple-user ramp up general industrial factory development on lot 04844k mk 07 at 11 tuas south link 1
29 May 2025ApprovedFloor 1
Change of use to temporary minimart
Change of use of part premises unit #01-XX to temporary minimart at the existing 6-storey multiple-user ramp up general industrial factory development
8 Aug 2024Renewed
Change of use
Continued use of temporary industrial canteen at the existing 6-storey multiple-user ramp up general industrial factory development
15 Aug 2023ApprovedFloor 1
Change of use to temporary minimart
Proposed change of use of unit #01-XX to temporary minimart at the existing 6-storey multiple-user ramp up general industrial factory development
1 Dec 2020ApprovedFloor 6
Change of use: factory → indoor farming
Proposed change of use of unit #06-XX from factory to indoor farming in the existing 6-storey multiple-user ramp up general industrial factory development on lot 04844k mk07 at 11 tuas south link 1 (tuas planning area)
30 Jul 2019Renewed
Change of use
Continued use of temporary industrial canteen at the existing 6-storey multiple-user ramp up general industrial factory development
28 Sept 2018Renewed
Change of use
Proposed renewal of temporary permission for the existing temporary industrial canteen and 4 temporary shops (minimart) at the existing 6-storey multiple-user ramp up general industrial factory (174 units) development

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 South Link 1 price?

Key takeawayTuas South Link 1's current JTC street rent is S$19.46 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 6.8% (6.1% net of property tax).

Strata sales on the street (5y)

103

Street median PSF (strata)

$320

Indicative street yield

6.8% gross

6.1% 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 Shine@Tuas South?

Amenities nearby

Aft Tuas Sth St 7 · 550 mPort / Airport · 922 mTuas South Medical Centre · 1.0 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Shine@Tuas South

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tuas Crescent, 6.0 km away. No public car park we hold is within 500 m; the nearest is Tuas South Industrial Area (URA), 4.0 km away, season S$90/month.

Foot traffic: busier than 2% of industrial buildings

no MRT/LRT within 1 km (nearest Tuas Crescent, 6.0 km); no bus stop within 400 m; 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.

Bus

No bus stop within 400 m.

Who's registered at Shine@Tuas South?

Key takeaway115 live companies (and LLPs and branches; sole proprietors are not counted) list Shine@Tuas South as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
33
Manufacturing
33
Construction
22
Transportation and storage
8
Professional, scientific and technical services
8
Accommodation and food services
4
Financial and insurance
3
Administrative and support services
1
Information and communications
1
Real estate
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$15.01 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$15.01 psm/mo
Observed range: S$8.93 – S$21.76

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 Shine@Tuas South

Where is Shine@Tuas South?⌄

Shine@Tuas South is at Tuas South Link 1, Singapore 636901, in the Tuas planning area.

What is Shine@Tuas South zoned as?⌄

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

What kind of business can operate at Shine@Tuas South?⌄

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 Shine@Tuas South?⌄

Shine@Tuas South is leasehold. About 19 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

Have there been any recorded transactions at Shine@Tuas South?⌄

No caveats have been lodged for Shine@Tuas South in the records we track. That is common for single-owner industrial buildings, which never generate strata transactions.

What does industrial space near Shine@Tuas South rent for?⌄

JTC's rental returns for Tuas South Link 1 put the median at about S$1.39 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tuas South Link 1, not a rent quoted for Shine@Tuas South itself.

How many businesses are registered at Shine@Tuas South?⌄

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

For agents · in the PropKaki app

The facts are here — now get the verdict on Shine@Tuas South.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Shine@Tuas South — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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".

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 BCA's MCST register, JTC estate boundaries, URA planning decisions, PropKaki's foot-traffic model, the developer's sales brochure, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — 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.