IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

Tuas South Connection

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2024

Quick Summary

Tuas South Connection is a industrial building in District 22 · Tuas, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.0. It is leasehold with roughly 22 years remaining. 1 transaction is on record since 1995, most recently in Aug 2024. 1 unit is currently listed for sale. ACRA records 0 live company registrations at this address.

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

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What are the key facts about Tuas South Connection?

Key takeawayTuas South Connection is a industrial building in District 22 · Tuas, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.0
Tenure: Leasehold
District / Area: District 22 · Tuas
Address: 21 Tuas South Link 1
Land area: —
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 29
Managing agent: EXCELTEC PROPERTY MANAGEMENT PTE LTD
Strata formed: 2022 (MCST 4792)
Estate (JTC): Tuas View Industrial Estate
Listed as: Factory / Workshop (B2)
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 0

About Tuas South Connection

Tuas South Connection is an industrial estate in Tuas (District 22). It is located along Tuas South Link 1, Singapore 636781.

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

The site is leasehold, with about 22 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase.

1 transaction has been recorded here, at a median of S$320 psf. The most recent was in August 2024.

Across JTC's rental returns for Tuas South Link 1, the median rent for industrial space on this street works out to about S$1.39 psf per month over 29 observations. Observed medians on the street span S$0.83 to S$2.02 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 961 m away. The closest bus stop (Aft Tuas Sth St 7) is 596 m away (about a 9-minute walk).

What is Tuas South Connection zoned as?

Key takeawayTuas South Connection sits on land zoned BUSINESS 2 with a gross plot ratio of 2.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.0

Run the full zoning report for this building →

What has Tuas South Connection sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2024	Multiple-user Factory	S$5.59M	17,459 sqft	$320

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 South Connection rent for?

Key takeawayNo rent is published for Tuas South Connection itself. On its street, Tuas South Link 1, strata factory space rented at a median of $1.81 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 Tuas South Link 1

Street level · 2026Q3

25th pct

—

— psm

Median

$1.81

$19.46 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +3.6% on a year earlier

2023Q4 · $18.59 psm2026Q3 · $19.46 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 South Connection

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 South Connection

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

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 South Connection?

Key takeawayURA has approved 5 changes of use at Tuas South Connection since 2000, most recently in 2026. 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.

14 May 2026Approved
Change of use to ancillary workers dormitory
Proposed change of use of the existing part 3rd production area to ancillary workers dormitory (44 workers) at the existing 4-storey single user terrace factory on lot 04871v mk07 at 21 tuas south link 1, tuas south connection, singapore 636781 (tuas planning area)
10 Jan 2025Approved
Change of use to ancillary workers dormitory
Proposed change of use of the existing part 3rd & part 4th storey production area to ancillary workers dormitory (80 workers) at the existing 4-storey single user terrace factory on lot 04871v mk07 at 41 tuas south link 1, tuas south connection, singapore 636791 (tuas planning area)
18 Dec 2024Approved
Change of use to ancillary workers dormitory
Proposed change of use of the existing part 3rd & part 4th storey production area to ancillary workers dormitory (80 workers) at the existing 4-storey terrace factory on lot 04871v mk07 at 39 tuas south link 1, tuas south connection, singapore 636790 (tuas planning area)
25 Sept 2024Approved
Change of use to ancillary workers dormitory
Proposed change of use of the existing part 3rd & part 4th storey production area to ancillary workers dormitory (80 workers) at the existing 4-storey single user terrace factory on lot 04871v mk07 at 35 tuas south link 1, tuas south connection, singapore 636788 (tuas planning area)
14 Aug 2024Approved
Change of use to ancillary workers dormitory
Proposed change of use of the existing part 3rd & part 4th storey production area to ancillary workers dormitory (80 workers) at the existing 4-storey single user terrace factory on lot 04871v mk07 at 43 tuas south link 1, tuas south connection, singapore 636792 (tuas planning area)

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 Link 1 price?

Key takeawayTuas South Link 1's current JTC street rent is S$19.46 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 6.8% (6.1% net of property tax).

Strata sales on the street (5y)

103

Street median PSF (strata)

$320

Indicative street yield

6.8% gross

6.1% 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 South Connection right now?

Key takeaway1 unit is currently listed at Tuas South Connection. One row per unit; several agents often market the same unit.

For sale (1)

Detached Factory in Tuas South StreetS$8.80M · 35,000 sqft

Browse every listing at this building →

What is near Tuas South Connection?

Amenities nearby

Aft Tuas Sth St 7 · 596 mPort / Airport · 961 mTuas South Medical Centre · 1000 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tuas South Connection

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tuas Crescent, 6.1 km away. No public car park we hold is within 500 m; the nearest is Tuas South Industrial Area (URA), 4.2 km away, season S$90/month.

Foot traffic: busier than 2% of industrial buildings

no MRT/LRT within 1 km (nearest Tuas Crescent, 6.1 km); no bus stop within 400 m; 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

No bus stop within 400 m.

How many companies are registered at Tuas South Connection?

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$15.01 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$15.01 psm/mo
Observed range: S$8.93 – S$21.76

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 South Connection

Where is Tuas South Connection?⌄

Tuas South Connection is at 21 Tuas South Link 1, Singapore 636781, in the Tuas planning area.

What is Tuas South Connection zoned as?⌄

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

What kind of business can operate at Tuas South Connection?⌄

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 South Connection?⌄

Tuas South Connection is leasehold. About 22 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Tuas South Connection sold for?⌄

Across 1 recorded transaction, the median is S$320 psf. The latest was in August 2024.

What does industrial space near Tuas South Connection rent for?⌄

JTC's rental returns for Tuas South Link 1 put the median at about S$1.39 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tuas South Link 1, not a rent quoted for Tuas South Connection itself.

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Read the figures right

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

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.

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.

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 BCA's MCST register, JTC estate boundaries, URA planning decisions, 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.