IndustrialBUSINESS 1LeaseholdDistrict 19 · Hougang

Tuck Lee Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2018

Quick Summary

Tuck Lee Building is a industrial building in District 19 · Hougang, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold. 2 transactions are on record since 1995, most recently in Oct 2018. 3 units are currently listed for rent. ACRA records 18 live company registrations at this address.

The facts are here — now get the verdict on Tuck Lee Building.

Ask PropKaki

What are the key facts about Tuck Lee Building?

Key takeawayTuck Lee Building is a industrial building in District 19 · Hougang, zoned BUSINESS 1, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 107 Defu Lane 10
Land area: 3,873 sqm
Completed: 2022 (JTC industrial completions)
Storeys: 5 (© OpenStreetMap contributors)
Developer: Paradise Group Holdings Pte Ltd (JTC industrial completions)
Estate (JTC): Defu Industrial Estate
Listed as: Factory / Workshop (B2)
Transactions on record: 2 (records start 1995)
Live listings: 3
ACRA registrations: 18

About Tuck Lee Building

Tuck Lee Building is an industrial building in Hougang (District 19). It is located along Defu Lane 10, Singapore 539224.

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.

The site is leasehold, with about 0 years left to run. A tail that short materially narrows the pool of banks willing to finance a purchase. It sits on about 3,873 sqm of land with roughly 9,687 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$180 psf. The most recent was in October 2018.

Across JTC's rental returns for Defu Lane 10, the median rent for industrial space on this street works out to about S$1.50 psf per month over 26 observations. Observed medians on the street span S$0.14 to S$2.27 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 6.4 km away. The closest business-park zone is about 1.3 km away. The nearest MRT is Kovan MRT Exit C, 984 m away (about a 15-minute walk). The closest bus stop (Opp Blk 106) is 76 m away (about a 1-minute walk).

18 businesses are currently registered at this address with ACRA.

What is Tuck Lee Building zoned as?

Key takeawayTuck Lee Building 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 has Tuck Lee Building sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2018 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2018	Single-user Factory	S$9.80M	41,706 sqft	$235
Oct 2010	Single-user Factory	S$5.20M	41,706 sqft	$125

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 Tuck Lee Building rent for?

Key takeawayNo rent is published for Tuck Lee Building itself. On its street, Defu Lane 10, strata factory space rented at a median of $2.25 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 Defu Lane 10

Street level · 2026Q3

25th pct

—

— psm

Median

$2.25

$24.22 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2022Q3 · $18.03 psm2026Q3 · $24.22 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 Tuck Lee Building

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 Tuck Lee Building

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

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 Tuck Lee Building?

Key takeawayURA has approved 1 change of use at Tuck Lee Building since 2000, most recently in 2011. 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.

22 Feb 2016Approved
Additions & alterations
Proposed change of use of existing coldroom handling store 4 to new ice production room on existing 2-storey single user warehouse (b1) with ancillary office on lot 04115x mk 22 at 107 defu lane 10
21 May 2012Approved
Additions & alterations
Proposed amendment to approved additions and alterations to existing 2-storey single-user warehouse (b1) with ancillary office
24 Oct 2011Approved
Additions & alterations
Proposed additions and alterations to existing 2-storey single-user warehouse (b1) with ancillary office on lot 04115x mk 22 at 107 defu lane 10
6 May 2011Approved
Change of use: light industrial → warehouse
Proposed change of use from light industrial to warehouse (b1) use to existing 2-storey single user detached industrial factory building
13 Sept 2000Approved
Additions & alterations
Proposed additions & alterations to an existing 2-storey single-user light industrial factory
3 May 2000Approved
Additions & alterations
Proposed additions & alterations to an existing 2-storey single-user light industrial factory

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).

What is available at Tuck Lee Building right now?

Key takeaway3 units are currently listed at Tuck Lee Building. One row per unit; several agents often market the same unit.

For rent (3)

Tuck Lee BuildingS$15k/mo · 4,269 sqft
Food Factory/Central Kitchen at Defu Lane 10S$69k/mo · 21,162 sqft
Central kitchen/Food factory at Defu Lane 10S$34k/mo · 11,000 sqft

Browse every listing at this building →

What is near Tuck Lee Building?

Amenities nearby

Opp Blk 106 · 76 mPK Ang Family Clinic & Surgery · 135 mBlk 105 Hougang Ave 1 · 217 mEducational Institution · 274 mKovan MRT Exit C · 984 mBusiness Park · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tuck Lee Building

Key takeawayThe nearest station is Kovan (NE13), 985 m away — a busy station, with about 48,000 taps in and out on an average weekday. 7 public car parks are within 500 m.

Foot traffic: busier than 79% of industrial buildings

nearest MRT/LRT Kovan (NE13) 985 m, about 48,000 taps a weekday; bus stops within 400 m: 9, about 18,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 26,000 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

Kovan (NE13)985 m · about 48,000 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 Tuck Lee Building. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 101-108 Hougang Avenue 1 (HDB)182 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 248 car lots
Blk 105 Hougang Avenue 1 (HDB)221 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 168 car lots
Blk 1 To 32, 37 To 38 Defu Lane 10 (JTC)227 m
Blk 108 Hougang Avenue 1 (HDB)305 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Blk 239-246 Hougang Street 22 (HDB)377 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 333 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Simon Road-Kovan Road Area, 1.6 km away, S$90/month.

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

Who's registered at Tuck Lee Building?

Key takeaway18 live companies (and LLPs and branches; sole proprietors are not counted) list Tuck Lee Building as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
12
Financial and insurance
3
Professional, scientific and technical services
2
Manufacturing
1
Wholesale and retail trade
0
Construction
0

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$16.15 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$16.15 psm/mo
Observed range: S$1.49 – S$24.47

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 Tuck Lee Building

Where is Tuck Lee Building?⌄

Tuck Lee Building is at 107 Defu Lane 10, Singapore 539224, in the Hougang planning area.

What is Tuck Lee Building zoned as?⌄

Tuck Lee Building 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 Tuck Lee Building?⌄

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.

What is the tenure of Tuck Lee Building?⌄

Tuck Lee Building is leasehold. About 0 years remain on the lease. Financing gets harder below roughly 30 years, so factor that into any purchase.

What have units at Tuck Lee Building sold for?⌄

Across 2 recorded transactions, the median is S$180 psf. The latest was in October 2018.

What does industrial space near Tuck Lee Building rent for?⌄

JTC's rental returns for Defu Lane 10 put the median at about S$1.50 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Defu Lane 10, not a rent quoted for Tuck Lee Building itself.

What is the nearest MRT station to Tuck Lee Building?⌄

Kovan MRT Exit C is the closest, 984 m away (about a 15-minute walk).

How many businesses are registered at Tuck Lee Building?⌄

18 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.

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.

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".

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, JTC estate boundaries, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.