IndustrialBUSINESS 1FreeholdDistrict 12 · Novena

Space 18

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

Space 18 is a industrial building in District 12 · Novena, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 44 transactions are on record since 1995, at a median S$1,529 psf, most recently in Sept 2026. 49 units are currently listed for sale or rent. ACRA records 17 live company registrations at this address.

The facts are here — now get the verdict on Space 18.

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What are the key facts about Space 18?

Key takeawaySpace 18 is a industrial building in District 12 · Novena, zoned BUSINESS 1, held freehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Freehold
District / Area: District 12 · Novena
Address: 18 Lorong Ampas
Land area: 3,427 sqm
Completed: 2026 (JTC industrial completions)
Storeys: 6 (© OpenStreetMap contributors)
Developer: Jva Whampoa Pte Ltd (JTC industrial completions)
Car-park lots: 25 (per the developer's sales brochure)
Units with a recorded sale: At least 43
Listed as: Light Industrial (B1), Warehouse, Food & Beverage
Transactions on record: 44 (records start 1995)
Live listings: 49
ACRA registrations: 17

What are the specs at Space 18?

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: 7 m; 1st storey 7; 2nd to 6th storey 6.3; Source: the developer's sales brochure
Floor loading: 7.5 kN/m²; Clean Industrial Units 7.5; Source: the developer's sales brochure
Power supply: 60A 3-phase; Source: the developer's sales brochure
Cargo / goods lifts: 1; Source: the developer's sales brochure
Passenger lifts: 2; Source: the developer's sales brochure
Loading bays: 3; 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 Space 18?

Key takeawayWe hold the developer's sales-brochure floor plans for Space 18 — 6 plans, linked to 38 of the 39 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

2nd STOREY PLAN
3rd STOREY PLAN
4th STOREY PLAN
5th storey
6th STOREY PLAN
UNIT TYPE D

Units with a plan: 38 · 1,733 sq ft – 1,948 sq ft (recorded sales)

Source: developer's sales brochure.

About Space 18

Space 18 is an industrial building in Novena (District 12). It is located along Lorong Ampas, Singapore 328779.

Under the URA Master Plan the site is zoned Business 1 with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

The site is freehold. It sits on about 3,427 sqm of land with roughly 8,565 sqm of gross floor area.

40 transactions have been recorded here, at a median of S$1,534 psf. The most recent was in August 2026.

Across JTC's rental returns for Lorong Ampas, the median rent for industrial space on this street works out to about S$1.37 psf per month over 19 observations. Observed medians on the street span S$1.14 to S$2.21 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 6.2 km away. The closest business-park zone is about 4.0 km away. The nearest MRT is Toa Payoh MRT, 935 m away (about a 15-minute walk). The closest bus stop (Opp NKF) is 194 m away (about a 3-minute walk).

6 businesses are currently registered at this address with ACRA.

What is Space 18 zoned as?

Key takeawaySpace 18 sits on land zoned BUSINESS 1 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 1
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has Space 18 sold for?

Key takeawayAcross 44 recorded transactions since 1995, the median price is about S$2.67M, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Multiple-user Factory	S$2.59M	1,787 sqft	$1,452
Sept 2026	Multiple-user Factory	S$2.59M	1,787 sqft	$1,452
Sept 2026	Multiple-user Factory	S$2.63M	1,787 sqft	$1,470
Aug 2026	Multiple-user Factory	S$2.60M	1,787 sqft	$1,455
Jul 2026	Multiple-user Factory	S$2.57M	1,787 sqft	$1,437
Jul 2026	Multiple-user Factory	S$2.57M	1,787 sqft	$1,437
Jul 2026	Multiple-user Factory	S$2.73M	1,733 sqft	$1,577
Jun 2026	Multiple-user Factory	S$2.73M	1,733 sqft	$1,574
May 2026	Multiple-user Factory	S$2.62M	1,733 sqft	$1,512
May 2026	Multiple-user Factory	S$2.73M	1,765 sqft	$1,544

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 Space 18 rent for?

Key takeawayJTC publishes leases at Space 18 itself: strata factory space leased at a median of $1.21 psf a month in 2022Q1, with the middle half of leases between $1.11 and $1.21. That is the building's figure across its leases, and never a quote for a particular unit.

Strata factory space in this building

This building · 2022Q1

25th pct

$1.11

$11.93 psm

Median

$1.21

$13.02 psm

75th pct

$1.21

$13.02 psm

S$ per sq ft per month

JTC's percentiles of the gross rent declared to IRAS for strata factory units leased in THIS building in the stated quarter (J-SPACE). It is the building's figure across its leases, not any one unit's rent; a unit's floor, size and fit-out move it. '*' quarters (too few leases) are absent, not zero.

Source: JTC J-SPACE, rentals of strata-titled multiple-user factories.

Market context around Space 18

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 Space 18

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 28 units for rent; 21 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 6 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 5 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.

How does Lorong Ampas price?

Key takeawayAcross 49 strata sales on Lorong Ampas in the last 5 years, the median is $1,517 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,517

Street figures cover strata deals only — land and strata PSF are not comparable.

What is available at Space 18 right now?

Key takeaway49 units are currently listed at Space 18 — 21 for sale and 28 for rent. One row per unit; several agents often market the same unit.

For sale (21)

Space 18S$2.96M · 1,765 sqft
Space 18S$2.65M · 1,733 sqft
Space 18S$2.67M · 1,787 sqft
Space 186 agentsS$2.65M · 1,787 sqft

For rent (28)

⭐️ Various coffeeshop canteen restaurant for rentS$50k/mo · 6,000 sqft
Space 188 agentsS$8k/mo · 1,733 sqft
Space 183 agentsS$8k/mo · 1,787 sqft
Space 18S$6k/mo · 1,765 sqft

Browse every listing at this building →

What is near Space 18?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 935 m away.

Getting around

Toa Payoh MRT935 m · ~15 min

Amenities nearby

Opp NKF · 194 mPlushealth Medical Clinic & Surgery · 263 mBlks 91/92 Whampoa Drive # · 346 mEducational Institution · 530 mRen Ci Community Hospital · 889 mToa Payoh MRT Exit A · 897 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Space 18

Key takeawayThe nearest station is Toa Payoh (NS19), 898 m away — a busy station, with about 76,000 taps in and out on an average weekday. 24 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 91% of industrial buildings

nearest MRT/LRT Toa Payoh (NS19) 898 m, about 76,000 taps a weekday; bus stops within 400 m: 11, about 17,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 66,000 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

Toa Payoh (NS19)898 m · about 76,000 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 Space 18. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor Ampas (URA)33 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 103/104 Jalan Rajah (HDB)143 m
S$0.60 per half-hour at midday on a weekday · 186 car lots
Blk 76/77 Lorong Limau (HDB)209 m
S$0.60 per half-hour at midday on a weekday · gantry 3 m · 127 car lots
Jln Ampas (URA)211 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Blk 105/108 Jalan Rajah (HDB)261 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 43 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. Space 18's own car park, if it has one, and its charges are not in the open data.

Who's registered at Space 18?

Key takeaway17 live companies (and LLPs and branches; sole proprietors are not counted) list Space 18 as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
6
Construction
5
Professional, scientific and technical services
3
Administrative and support services
1
Financial and insurance
1
Health and social services
1
Manufacturing
0
Information and communications
0
Other services
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$14.71 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$14.71 psm/mo
Observed range: S$12.23 – S$23.83

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 Space 18

Where is Space 18?⌄

Space 18 is at 18 Lorong Ampas, Singapore 328779, in the Novena planning area.

What is Space 18 zoned as?⌄

Space 18 is zoned Business 1 under the URA Master Plan, with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

What kind of business can operate at Space 18?⌄

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 Space 18?⌄

Space 18 is freehold.

What have units at Space 18 sold for?⌄

Across 40 recorded transactions, the median is S$1,534 psf. The latest was in August 2026.

What does industrial space near Space 18 rent for?⌄

JTC's rental returns for Lorong Ampas put the median at about S$1.37 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Lorong Ampas, not a rent quoted for Space 18 itself.

What is the nearest MRT station to Space 18?⌄

Toa Payoh MRT is the closest, 935 m away (about a 15-minute walk).

How many businesses are registered at Space 18?⌄

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

For agents · in the PropKaki app

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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.

Car-park lots: as designed at launch, per the developer's sales brochure; units may have been altered since.

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.

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 JTC industrial completions, the developer's sales brochure, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, 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.