IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

T99

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

T99 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 17 years remaining. 90 transactions are on record since 1995, at a median S$244 psf, most recently in Sept 2026. 13 units are currently listed for sale or rent. ACRA records 110 live company registrations at this address.

The facts are here — now get the verdict on T99.

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What are the key facts about T99?

Key takeawayT99 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: 9 Tuas South Avenue 10
Land area: —
Completed: 2016 (JTC industrial completions)
Storeys: Not on record
Developer: Soon Hock Group Pte Ltd (JTC industrial completions)
Strata units (MCST): 99
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2017 (MCST 4504)
Estate (JTC): Tuas View Industrial Estate
Units with a recorded sale: At least 74
Listed as: Factory / Workshop (B2)
Transactions on record: 90 (records start 1995)
Live listings: 13
ACRA registrations: 110

About T99

T99 is an industrial estate in Tuas (District 22). It is located along Tuas South Avenue 10, Singapore 637014.

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 17 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

88 transactions have been recorded here, at a median of S$244 psf. The most recent was in August 2026.

Across JTC's rental returns for Tuas South Avenue 10, the median rent for industrial space on this street works out to about S$1.19 psf per month over 33 observations. Observed medians on the street span S$0.90 to S$2.50 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

1 industrial project is still uncompleted on this street, adding about 73,850 sqm of gross floor area.

The nearest port or airport land is about 2.0 km away. The closest bus stop (Opp The Index) is 247 m away (about a 4-minute walk).

118 businesses are currently registered at this address with ACRA.

What is T99 zoned as?

Key takeawayT99 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 T99 sold for?

Key takeawayAcross 90 recorded transactions since 1995, the median price is about S$1.51M, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Multiple-user Factory	S$650k	2,648 sqft	$245
Sept 2026	Multiple-user Factory	S$1.10M	8,170 sqft	$135
Aug 2026	Multiple-user Factory	S$640k	2,659 sqft	$241
Mar 2026	Multiple-user Factory	S$650k	2,637 sqft	$246
Feb 2026	Multiple-user Factory	S$650k	2,637 sqft	$246
Jul 2025	Multiple-user Factory	S$580k	2,626 sqft	$221
Jul 2025	Multiple-user Factory	S$700k	2,648 sqft	$264
Apr 2025	Multiple-user Factory	S$650k	2,702 sqft	$241
Mar 2025	Multiple-user Factory	S$635k	2,626 sqft	$242
Mar 2025	Multiple-user Factory	S$1.00M	7,825 sqft	$128

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 T99 rent for?

Key takeawayJTC publishes leases at T99 itself: strata factory space leased at a median of $2.04 psf a month in 2026Q3, with the middle half of leases between $1.83 and $2.15. 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 · 2026Q3

25th pct

$1.83

$19.67 psm

Median

$2.04

$21.99 psm

75th pct

$2.15

$23.11 psm

S$ per sq ft per month · median +1.1% on a year earlier

2023Q3 · $16.39 psm2026Q3 · $21.99 psm median

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.

Strata factory space on Tuas South Avenue 10

Street level · 2026Q3

25th pct

—

— psm

Median

$2.04

$21.99 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +1.1% on a year earlier

2023Q3 · $16.39 psm2026Q3 · $21.99 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 T99

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 T99

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent; 10 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 2 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, 2 new listings appeared and 0 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.

What's been approved at T99?

Key takeawayURA's planning decisions at T99 since 2000 are below. 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.

7 Oct 2016Agency worksFloor 1
Additions & alterations
Proposed erection of 2 units of 5 ton overhead travelling cranes to existing multi-user industrial development on lot 04625c mk 07 at 9 tuas south avenue 10 unit #01-XX singapore 637014
1 Jul 2016RefusedFloor 5
Change of use: ancillary office → temporary ancillary workers dormitory
Change of use of the 5-storey unit #05-XX to #05-XX of the 6-storey building from ancillary office to temporary ancillary workers dormitory

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 Avenue 10 price?

Key takeawayTuas South Avenue 10's current JTC street rent is S$21.99 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 10.2% (9.2% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$192

Indicative street yield

10.2% gross

9.2% 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 available at T99 right now?

Key takeaway13 units are currently listed at T99 — 10 for sale and 3 for rent. One row per unit; several agents often market the same unit.

For sale (10)

T992 agentsS$3.80M · 19,644 sqft
T99S$7.00M · 36,630 sqft
T99S$1.40M · 7,804 sqft
T99S$799k · 2,637 sqft

For rent (3)

T99S$10k/mo · 4,919 sqft
T99S$6k/mo · 2,669 sqft
T99S$16k/mo · 7,663 sqft

Browse every listing at this building →

What is near T99?

Amenities nearby

Opp The Index · 247 mAcumed Medical Group · 434 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at T99

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tuas Crescent, 4.7 km away. No public car park we hold is within 500 m; the nearest is Tuas South St 2 (URA), 2.4 km away; the nearest URA season parking is Tuas South Industrial Area, 2.4 km away (S$90/month).

Foot traffic: busier than 12% of industrial buildings

no MRT/LRT within 1 km (nearest Tuas Crescent, 4.7 km); bus stops within 400 m: 3, about 888 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.

Bus

3 bus stops within 400 m, with 888 boardings and alightings on an average weekday.

Who's registered at T99?

Key takeaway110 live companies (and LLPs and branches; sole proprietors are not counted) list T99 as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
34
Wholesale and retail trade
25
Construction
19
Professional, scientific and technical services
10
Transportation and storage
5
Administrative and support services
5
Financial and insurance
4
Information and communications
3
Water supply, sewerage and waste management
2
Other services
2

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$12.82 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$12.82 psm/mo
Observed range: S$9.67 – S$26.91
Pipeline on this street: 1 project · earliest TOP NA

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 T99

Where is T99?⌄

T99 is at 9 Tuas South Avenue 10, Singapore 637014, in the Tuas planning area.

What is T99 zoned as?⌄

T99 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 T99?⌄

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 T99?⌄

T99 is leasehold. About 17 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at T99 sold for?⌄

Across 88 recorded transactions, the median is S$244 psf. The latest was in August 2026.

What does industrial space near T99 rent for?⌄

JTC's rental returns for Tuas South Avenue 10 put the median at about S$1.19 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tuas South Avenue 10, not a rent quoted for T99 itself.

How many businesses are registered at T99?⌄

118 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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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, 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.