IndustrialBUSINESS 2LeaseholdDistrict 18 · Paya Lebar

T5 @ Tampines

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2022

Quick Summary

T5 @ Tampines is a industrial building in District 18 · Paya Lebar, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 0.8. It is leasehold with roughly 14 years remaining. 2 transactions are on record since 1995, most recently in Jan 2022. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on T5 @ Tampines.

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What are the key facts about T5 @ Tampines?

Key takeawayT5 @ Tampines is a industrial building in District 18 · Paya Lebar, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 0.8
Tenure: Leasehold
District / Area: District 18 · Paya Lebar
Address: 53 Tampines Industrial Avenue 5
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Tampines Wafer Fab Park
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 3

About T5 @ Tampines

T5 @ Tampines is an industrial estate in Paya Lebar (District 18). It is located along Tampines Industrial Avenue 5, Singapore 528636.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 0.8. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 14 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

2 transactions have been recorded here, at a median of S$156 psf. The most recent was in January 2022.

Across JTC's rental returns for Tampines Industrial Avenue 5, the median rent for industrial space on this street works out to about S$1.67 psf per month over 2 observations. Observed medians on the street span S$1.50 to S$1.84 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 3.4 km away. The closest business-park zone is about 4.5 km away. The closest bus stop (T5@Tampines) is 202 m away (about a 3-minute walk).

3 businesses are currently registered at this address with ACRA.

What is T5 @ Tampines zoned as?

Key takeawayT5 @ Tampines sits on land zoned BUSINESS 2 with a gross plot ratio of 0.8.

Land-use zone: BUSINESS 2
Gross plot ratio: 0.8

Run the full zoning report for this building →

What has T5 @ Tampines sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jan 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2022	Multiple-user Factory	S$3.15M	22,314 sqft	$141
Jun 2011	Multiple-user Factory	S$3.80M	22,314 sqft	$170

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 T5 @ Tampines rent for?

Key takeawayJTC publishes leases at T5 @ Tampines itself: strata factory space leased at a median of $1.50 psf a month in 2020Q3, with the middle half of leases between $1.45 and $1.51. 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 · 2020Q3

25th pct

$1.45

$15.66 psm

Median

$1.50

$16.15 psm

75th pct

$1.51

$16.20 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 T5 @ Tampines

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 does Tampines Industrial Avenue 5 price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What is near T5 @ Tampines?

Amenities nearby

T5@Tampines · 202 mEducational Institution · 900 mEdgedale Medical Clinic (Tampines) · 1.0 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at T5 @ Tampines

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tampines, 2.5 km away. No public car park we hold is within 500 m; the nearest is Tampines Place (URA), 525 m away; the nearest URA season parking is Tampines Industrial Av E 3, 1.4 km away (S$90/month).

Foot traffic: busier than 17% of industrial buildings

no MRT/LRT within 1 km (nearest Tampines, 2.5 km); bus stops within 400 m: 1, about 474 taps a weekday; Paya Lebar: 13,433 resident workers (Census 2020, by workplace); about 10,000 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.

Bus

1 bus stop within 400 m, with 474 boardings and alightings on an average weekday.

Who's registered at T5 @ Tampines?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list T5 @ Tampines as their registered address. These are registered businesses, not who occupies the space.

Other services
2
Manufacturing
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$17.95 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$17.95 psm/mo
Observed range: S$16.14 – S$19.77

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 T5 @ Tampines

Where is T5 @ Tampines?⌄

T5 @ Tampines is at 53 Tampines Industrial Avenue 5, Singapore 528636, in the Paya Lebar planning area.

What is T5 @ Tampines zoned as?⌄

T5 @ Tampines is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 0.8. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at T5 @ Tampines?⌄

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 T5 @ Tampines?⌄

T5 @ Tampines is leasehold. About 14 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at T5 @ Tampines sold for?⌄

Across 2 recorded transactions, the median is S$156 psf. The latest was in January 2022.

What does industrial space near T5 @ Tampines rent for?⌄

JTC's rental returns for Tampines Industrial Avenue 5 put the median at about S$1.67 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tampines Industrial Avenue 5, not a rent quoted for T5 @ Tampines itself.

How many businesses are registered at T5 @ Tampines?⌄

3 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.

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 car park data (URA Data Service), 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.