IndustrialBUSINESS 2LeaseholdDistrict 22 · Tuas

West Spring

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2023

Quick Summary

West Spring is a industrial building in District 22 · Tuas, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 1.0. It is leasehold with roughly 40 years remaining. 1 transaction is on record since 1995, most recently in May 2023. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on West Spring.

Ask PropKaki

What are the key facts about West Spring?

Key takeawayWest Spring is a industrial building in District 22 · Tuas, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 1.0
Tenure: Leasehold
District / Area: District 22 · Tuas
Address: 71 Tuas Bay Drive
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata units (MCST): 31
Managing agent: KNIGHT FRANK PROPERTY & FACILITIES MANAGEMENT PTE. LTD.
Strata formed: 2020 (MCST 4749)
Estate (JTC): Tuas View Industrial Estate
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 4

About West Spring

West Spring is an industrial estate in Tuas (District 22). It is located along Tuas Bay Drive, Singapore 637430.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 1. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 40 years left to run.

1 transaction has been recorded here, at a median of S$350 psf. The most recent was in May 2023.

Across JTC's rental returns for Tuas Bay Drive, the median rent for industrial space on this street works out to about S$1.60 psf per month over 5 observations. Observed medians on the street span S$1.24 to S$1.70 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 5.5 km away. The closest bus stop (Aft Tuas Sth Ave 2) is 126 m away (about a 2-minute walk).

2 businesses are currently registered at this address with ACRA.

What is West Spring zoned as?

Key takeawayWest Spring sits on land zoned BUSINESS 2 with a gross plot ratio of 1.0.

Land-use zone: BUSINESS 2
Gross plot ratio: 1.0

Run the full zoning report for this building →

What has West Spring sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2023	Multiple-user Factory	S$1.89M	5,404 sqft	$350

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 West Spring rent for?

Key takeawayJTC publishes leases at West Spring itself: strata factory space leased at a median of $1.28 psf a month in 2024Q1, with the middle half of leases between $1.18 and $1.49. 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 · 2024Q1

25th pct

$1.18

$12.68 psm

Median

$1.28

$13.81 psm

75th pct

$1.49

$16.05 psm

S$ per sq ft per month

2021Q3 · $17.22 psm2024Q1 · $13.81 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.

Market context around West Spring

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 does Tuas Bay Drive price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What is near West Spring?

Amenities nearby

Aft Tuas Sth Ave 2 · 126 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at West Spring

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tuas West Road, 1.6 km away. One public car park is within 500 m.

Foot traffic: busier than 10% of industrial buildings

no MRT/LRT within 1 km (nearest Tuas West Road, 1.6 km); bus stops within 400 m: 4, about 751 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

4 bus stops within 400 m, with 751 boardings and alightings on an average weekday.

Public car parks within 500 m

Tuas South Ave 1 (URA)292 m
S$0.60 per half-hour at midday on a weekday · 63 car lots

Nearest URA season parking: Tuas Area, 1.2 km away, S$90/month.

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

Who's registered at West Spring?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list West Spring as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Manufacturing
1
Financial and insurance
1
Wholesale and retail trade
0
Real estate
0
Other services
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$17.22 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$17.22 psm/mo
Observed range: S$13.40 – S$18.31

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 West Spring

Where is West Spring?⌄

West Spring is at 71 Tuas Bay Drive, Singapore 637430, in the Tuas planning area.

What is West Spring zoned as?⌄

West Spring is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 1. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at West Spring?⌄

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 West Spring?⌄

West Spring is leasehold. About 40 years remain on the lease.

What have units at West Spring sold for?⌄

Across 1 recorded transaction, the median is S$350 psf. The latest was in May 2023.

What does industrial space near West Spring rent for?⌄

JTC's rental returns for Tuas Bay Drive put the median at about S$1.60 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Tuas Bay Drive, not a rent quoted for West Spring itself.

How many businesses are registered at West Spring?⌄

2 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

For agents · in the PropKaki app

The facts are here — now get the verdict on West Spring.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about West Spring — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

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 BCA's MCST register, JTC estate boundaries, URA car park data (URA Data Service), 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.