IndustrialBUSINESS 1District 3 · Bukit Merah

Tiong Bahru Industrial Estate

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Tiong Bahru Industrial Estate is a industrial building in District 3 · Bukit Merah, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. 2 units are currently listed for rent. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Tiong Bahru Industrial Estate.

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What are the key facts about Tiong Bahru Industrial Estate?

Key takeawayTiong Bahru Industrial Estate is a industrial building in District 3 · Bukit Merah, zoned BUSINESS 1.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 3 · Bukit Merah
Address: —
Land area: 7,237 sqm
Completed: Not on record
Storeys: Not on record
Listed as: Light Industrial (B1)
Transactions on record: None recorded
Live listings: 2
ACRA registrations: 0

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.

About Tiong Bahru Industrial Estate

Tiong Bahru Industrial Estate is an industrial building in Bukit Merah (District 03). It is located along Lower Delta Road.

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.

It sits on about 7,237 sqm of land with roughly 18,092 sqm of gross floor area.

Across JTC's rental returns for Lower Delta Road, the median rent for industrial space on this street works out to about S$1.95 psf per month over 71 observations. Observed medians on the street span S$1.75 to S$4.19 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 1.9 km away. The closest business-park zone is about 924 m away. The nearest MRT is Tiong Bahru MRT, 954 m away (about a 15-minute walk). The closest bus stop (Cendex Ctr) is 241 m away (about a 4-minute walk).

What is Tiong Bahru Industrial Estate zoned as?

Key takeawayTiong Bahru Industrial Estate 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 does space at Tiong Bahru Industrial Estate rent for?

Key takeawayNo rent is published for Tiong Bahru Industrial Estate itself. On its street, Lower Delta Road, strata factory space rented at a median of $2.10 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 Lower Delta Road

Street level · 2026Q3

25th pct

—

— psm

Median

$2.10

$22.59 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -1.2% on a year earlier

2023Q4 · $21.85 psm2026Q3 · $22.59 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 Tiong Bahru Industrial Estate

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 Tiong Bahru Industrial Estate

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 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.

How does Lower Delta Road price?

Key takeawayLower Delta Road's current JTC street rent is S$22.59 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.7% (3.3% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$657

Indicative street yield

3.7% gross

3.3% 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 Tiong Bahru Industrial Estate right now?

Key takeaway2 units are currently listed at Tiong Bahru Industrial Estate. One row per unit; several agents often market the same unit.

For rent (2)

Tiong Bahru Industrial EstateS$5k/mo · 1,983 sqft
Tiong Bahru Industrial EstateS$7k/mo · 2,807 sqft

Browse every listing at this building →

What is near Tiong Bahru Industrial Estate?

Key takeawayThe nearest MRT/LRT is Tiong Bahru MRT, about 954 m away.

Getting around

Tiong Bahru MRT954 m · ~15 min

Amenities nearby

Central Division Clinic · 187 mCendex Ctr · 241 mEducational Institution · 349 mBlk 11 Telok Blangah Crescent · 424 mTiong Bahru MRT Exit A · 891 mBusiness Park · 924 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tiong Bahru Industrial Estate

Key takeawayThe nearest station is Tiong Bahru (EW17), 892 m away — a busy station, with about 52,000 taps in and out on an average weekday. 13 public car parks are within 500 m.

Foot traffic: busier than 90% of industrial buildings

nearest MRT/LRT Tiong Bahru (EW17) 892 m, about 52,000 taps a weekday; bus stops within 400 m: 8, about 17,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 60,000 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

Tiong Bahru (EW17)892 m · about 52,000 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 Tiong Bahru Industrial Estate. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Blk 16A Telok Blangah Crescent (HDB)277 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 593 car lots
Blk 18 & 19 Telok Blangah Crescent (HDB)290 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m
Blk 8-10 Telok Blangah Crescent (HDB)352 m
S$0.60 per half-hour at midday on a weekday · 51 car lots
Blk 1/2/3/4/6 Telok Blangah Crescent (HDB)359 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 58 car lots
Blk 118/119 Bukit Merah View (HDB)410 m
S$0.60 per half-hour at midday on a weekday · 89 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Seah Im Rd Off St, 1.4 km away, S$125/month.

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

How many companies are registered at Tiong Bahru Industrial Estate?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$20.99 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$20.99 psm/mo
Observed range: S$18.84 – S$45.11

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 Tiong Bahru Industrial Estate

Where is Tiong Bahru Industrial Estate?⌄

Tiong Bahru Industrial Estate is at Lower Delta Road, in the Bukit Merah planning area.

What is Tiong Bahru Industrial Estate zoned as?⌄

Tiong Bahru Industrial Estate 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 Tiong Bahru Industrial Estate?⌄

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.

Have there been any recorded transactions at Tiong Bahru Industrial Estate?⌄

No caveats have been lodged for Tiong Bahru Industrial Estate in the records we track. That is common for single-owner industrial buildings, which never generate strata transactions.

What does industrial space near Tiong Bahru Industrial Estate rent for?⌄

JTC's rental returns for Lower Delta Road put the median at about S$1.95 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Lower Delta Road, not a rent quoted for Tiong Bahru Industrial Estate itself.

What is the nearest MRT station to Tiong Bahru Industrial Estate?⌄

Tiong Bahru MRT is the closest, 954 m away (about a 15-minute walk).

For agents · in the PropKaki app

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Read the figures right

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

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 — 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.