IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

Tuas Lot

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2026

Quick Summary

Tuas Lot 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 12 years remaining. 195 transactions are on record since 1995, at a median S$132 psf, most recently in May 2026. 13 units are currently listed for sale or rent. ACRA records 151 live company registrations at this address.

The facts are here — now get the verdict on Tuas Lot.

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What are the key facts about Tuas Lot?

Key takeawayTuas Lot 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: 50 Tuas Avenue 11
Land area: 21,467 sqm
Completed: 2010 (per EdgeProp)
Storeys: Not on record
Strata units (MCST): 124
Managing agent: 360 INTEGRATED FM & SM PTE LTD
Strata formed: 2011 (MCST 3625)
Estate (JTC): Tuas Industrial Estate
Units with a recorded sale: At least 116
Listed as: Factory / Workshop (B2), Warehouse
Transactions on record: 195 (records start 1995)
Live listings: 13
ACRA registrations: 151

About Tuas Lot

Tuas Lot is an industrial building in Tuas (District 22). It is located along Tuas Avenue 11, Singapore 639107.

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 12 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 21,467 sqm of land with roughly 30,053 sqm of gross floor area.

195 transactions have been recorded here, at a median of S$132 psf. The most recent was in May 2026.

Across JTC's rental returns for Tuas Avenue 11, the median rent for industrial space on this street works out to about S$1.41 psf per month over 37 observations. Observed medians on the street span S$0.57 to S$2.17 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 6.7 km away. The nearest MRT is Tuas West Road MRT, 637 m away (about a 10-minute walk). The closest bus stop (Tuas Lot) is 99 m away (about a 2-minute walk).

179 businesses are currently registered at this address with ACRA.

What is Tuas Lot zoned as?

Key takeawayTuas Lot 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 Tuas Lot sold for?

Key takeawayAcross 195 recorded transactions since 1995, the median price is about S$535k, most recently in May 2026.

Date	Use	Price	Area	PSF
May 2026	Multiple-user Factory	S$655k	5,834 sqft	$112
Jan 2026	Multiple-user Factory	S$580k	4,908 sqft	$118
Jan 2026	Multiple-user Factory	S$570k	4,941 sqft	$115
Sept 2025	Multiple-user Factory	S$540k	4,908 sqft	$110
Sept 2025	Multiple-user Factory	S$658k	4,908 sqft	$134
Sept 2025	Multiple-user Factory	S$620k	4,941 sqft	$125
Aug 2025	Multiple-user Factory	S$650k	4,941 sqft	$132
Aug 2025	Multiple-user Factory	S$1.55M	16,534 sqft	$94
Jul 2025	Multiple-user Factory	S$415k	3,757 sqft	$110
Jul 2025	Multiple-user Factory	S$538k	4,941 sqft	$109

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 Tuas Lot rent for?

Key takeawayJTC publishes leases at Tuas Lot itself: strata factory space leased at a median of $1.57 psf a month in 2026Q3, with the middle half of leases between $1.47 and $1.79. 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

$1.47

$15.79 psm

Median

$1.57

$16.89 psm

75th pct

$1.79

$19.28 psm

S$ per sq ft per month · median +11.5% on a year earlier

2021Q1 · $10.13 psm2026Q3 · $16.89 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 Avenue 11

Street level · 2026Q3

25th pct

—

— psm

Median

$1.79

$19.28 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +15.2% on a year earlier

2022Q4 · $15.81 psm2026Q3 · $19.28 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 Tuas Lot

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 Tuas Lot

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 6 units for rent; 7 units for sale.

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

What's been approved at Tuas Lot?

Key takeawayURA has approved 2 changes of use at Tuas Lot since 2000, most recently in 2024. 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.

20 Mar 2024ApprovedFloor 2
Change of use: industrial use → industrial training centre
Proposed change of use to existing single storey terraced factory with mezzanine floor from industrial use to industrial training centre at unit #02-XX on lot 4453v mk7- u303p of a 3-storey ramp-up multiple-user industrial building at 50 tuas avenue 11, singapore 63910
1 Apr 2015ApprovedFloor 1
Change of use to warehouse
Proposed change of use of unit #01-XX and #01-XX to warehouse at the multiple user industrial 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 Avenue 11 price?

Key takeawayTuas Avenue 11's current JTC street rent is S$19.28 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 18.2% (16.4% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$123

Indicative street yield

18.2% gross

16.4% 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 Tuas Lot right now?

Key takeaway13 units are currently listed at Tuas Lot — 7 for sale and 6 for rent. One row per unit; several agents often market the same unit.

For sale (7)

Tuas LotS$9.30M · 36,200 sqft
Tuas Lot2 agentsS$310k · 2,282 sqft
Tuas Lot2 agentsS$568k · 4,908 sqft
Tuas LotS$558k · 4,886 sqft

For rent (6)

50 Tuas Avenue 11, 639107S$130k/mo · 65,000 sqft
Tuas LotS$9k/mo · 4,941 sqft
✅ 10 x bays + 10m Ceiling + Walk To MRT ✅2 agentsS$92k/mo · 57,000 sqft
Tuas Lot2 agentsS$4k/mo · 2,443 sqft

Browse every listing at this building →

What is near Tuas Lot?

Key takeawayThe nearest MRT/LRT is Tuas West Road MRT, about 637 m away.

Getting around

Tuas West Road MRT637 m · ~10 min

Amenities nearby

Tuas Lot · 99 mTuas West Road MRT Exit B · 644 mAcumed Medical Group · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tuas Lot

Key takeawayThe nearest station is Tuas West Road (EW32), 637 m away — a quiet station, with about 13,000 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 39% of industrial buildings

nearest MRT/LRT Tuas West Road (EW32) 637 m, about 13,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 992 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.

Stations within 1 km

Tuas West Road (EW32)637 m · about 13,000 weekday taps
Tuas Crescent (EW31)834 m · about 11,000 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 Tuas Lot. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 992 boardings and alightings on an average weekday.

Public car parks within 500 m

Tuas Ave 13 (URA)427 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Tuas Lane (URA)427 m
S$0.60 per half-hour at midday on a weekday · 15 car lots

Nearest URA season parking: Tuas Area, 1.0 km away, S$90/month.

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

Who's registered at Tuas Lot?

Key takeaway151 live companies (and LLPs and branches; sole proprietors are not counted) list Tuas Lot as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
59
Wholesale and retail trade
27
Construction
26
Professional, scientific and technical services
24
Financial and insurance
5
Administrative and support services
3
Transportation and storage
3
Other services
1
Water supply, sewerage and waste management
1
Accommodation and food services
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$15.12 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$15.12 psm/mo
Observed range: S$6.09 – S$23.31

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 Tuas Lot

Where is Tuas Lot?⌄

Tuas Lot is at 50 Tuas Avenue 11, Singapore 639107, in the Tuas planning area.

What is Tuas Lot zoned as?⌄

Tuas Lot 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 Tuas Lot?⌄

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 Tuas Lot?⌄

Tuas Lot is leasehold. About 12 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Tuas Lot sold for?⌄

Across 195 recorded transactions, the median is S$132 psf. The latest was in May 2026.

What does industrial space near Tuas Lot rent for?⌄

JTC's rental returns for Tuas Avenue 11 put the median at about S$1.41 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tuas Avenue 11, not a rent quoted for Tuas Lot itself.

What is the nearest MRT station to Tuas Lot?⌄

Tuas West Road MRT is the closest, 637 m away (about a 10-minute walk).

How many businesses are registered at Tuas Lot?⌄

179 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: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

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.

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.

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 EdgeProp, BCA's MCST register, JTC estate boundaries, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.