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Space @ Tampines Review

Space @ Tampines Review
Industrial & Commercial Property Review — District 18

Space @ Tampines

A ramp-up B2 industrial workhorse anchored at the TPE / Tampines Avenue 10 junction, opposite IKEA Tampines.

SGCPI Research Desk Updated August 2026 18 Tampines Industrial Crescent, Singapore 528605 ≈30-YR JTC LEASEHOLD FROM ≈1997

Street-level view of Space @ Tampines, 18 Tampines Industrial Crescent, Singapore 528605. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameSpace @ Tampines
Address18 Tampines Industrial Crescent, Singapore 528605
DistrictD18 – Pasir Ris / Tampines
Tenure≈30-yr JTC industrial leasehold from ≈1997
Zoning / UseB2 Clean & General/Light Industrial (parts B1)
Built Form7-storey ramp-up industrial building, 71 units + canteen
Land Area / GFA≈1.7 ha land / ≈280,000–300,000 sq ft GFA
Completion Year≈1997
Nearest MRTTampines (EW2/DT32) & Pasir Ris (EW1), ≈2.5–3km, bus/shuttle needed
Key Road AccessTampines Expressway (TPE), Tampines Avenue 10, PIE
Transacted PSF Range≈S$300–S$450 psf (strata, where transacted)
Sale Price Range≈S$450,000–S$2.6 million per unit
Asking Rent RangeS$2.80–S$3.20 psf/month
Occupier BaseHome furnishing & interior design showrooms (ground floor), logistics, warehousing and light industrial SMEs (upper floors)

Location & Connectivity

Space @ Tampines sits directly at the intersection of the Tampines Expressway (TPE) and Tampines Avenue 10, one of the busiest industrial-retail crossroads in Singapore’s east. The building faces IKEA Tampines, Courts Megastore and Giant Hypermart across the road, giving ground-floor occupiers unusually high footfall for an industrial address, and it sits within the wider Tampines, Loyang, Changi and Seletar industrial belt.

Connectivity by road is a clear strength: the TPE links straight through to the PIE and KPE, putting Changi Airport, the Central Business District and the North-East corridor within a comfortable drive. Public transport is workable rather than immediate — Tampines MRT (EW2/DT32) and Pasir Ris MRT (EW1) are both roughly 2.5–3km away, so most staff and visitors will rely on feeder bus services along Tampines Avenue 10 or a short drive/ride rather than walking.

The surrounding area is well served by amenities that are unusual for an industrial estate: the IKEA-Courts-Giant retail cluster on the doorstep, plus the Tampines Regional Centre a short drive away with Tampines Mall, Century Square, Tampines 1 and Our Tampines Hub for staff lunches, banking and community facilities.

Location of Space @ Tampines. Map data: Google Maps, accessed August 2026.

Building & Facilities

The development is a seven-storey ramp-up industrial building comprising 71 units and an on-site canteen. The wide ramp is designed to take 40-foot container trucks directly to the ground floor, and each floor carries a 6-metre ceiling height with a floor loading capacity of 15 kN/m², which supports racking, machinery and general warehousing use across the block.

Common facilities are functional and logistics-oriented rather than lifestyle-driven: six loading bays fitted with dock levellers, 24-hour access with CCTV coverage, and season parking for cars, motorcycles and heavy vehicles. The ground level is notably occupied by interior design and home furnishing businesses that trade openly to walk-in customers, a legacy of the site’s retail-adjacent position opposite IKEA.

Prospective buyers and tenants should independently verify the current URA Master Plan zoning, the exact remaining lease term, and any JTC or landlord-imposed use restrictions before committing, since permitted-use rules for B1/B2 industrial space are periodically refined and can affect what a specific unit may be used for.

Unit Types & Floor Plan Notes

Units at Space @ Tampines range from compact light-industrial bays to full warehouse floors, which is typical of an older ramp-up block that has been subdivided and re-let over time. The four broad configurations below reflect what is most commonly available or referenced in current listings.

Compact B2 Unit

≈1,200–1,500 sq ft

Entry-level footprint suited to small workshops, storage or back-office use, typically on mid or upper floors with standard ramp access.

Mid-Tier Warehouse Unit

≈2,500–3,500 sq ft

Balanced storage-plus-office layout for SMEs needing both racking space and a small administrative area within one lease.

Large Logistics Unit

≈5,000–6,000 sq ft

Ground-floor units with direct 40-footer ramp access and loading bay proximity, ideal for distribution and bulk storage operators.

Ground-Floor Showroom (B1)

≈1,700–2,500 sq ft

Glass-frontage units facing the street, occupied largely by home furnishing and interior design trades that benefit from IKEA-adjacent footfall.

Ceiling Height: ≈6 metres floor-to-ceiling
Floor Loading: 15 kN/m²
Loading Bays: 6 bays with dock levellers
Truck Access: Wide ramp, 40-foot container accessible to ground floor
Security: 24-hour access & CCTV surveillance

Investment Case

Space @ Tampines is best understood as an occupier-first asset: its value proposition rests on genuine operational utility — ramp access, loading bays and retail-adjacent footfall — rather than on capital-appreciation dynamics typical of newer business park stock.

What Works

  • Prime road junction at TPE / Tampines Avenue 10 with fast expressway access
  • Unusually strong footfall from the adjacent IKEA, Courts and Giant retail cluster
  • Ramp-up design with 40-footer access and six dock-levelled loading bays
  • Rents remain competitive against newer Tampines industrial developments
  • 24-hour access and CCTV support round-the-clock logistics operations

What to Weigh Carefully

  • Shorter remaining leasehold term can limit bank financing tenure and quantum
  • Nearest MRT stations are 2.5–3km away, requiring bus, shuttle or private transport
  • Building age (≈late 1990s) means dated M&E systems versus newer stock
  • B2 zoning restricts the range of permissible business activities
  • Strata resale liquidity is thinner than at larger, newer integrated developments

Who This Suits

Space @ Tampines suits logistics and warehousing operators who value direct expressway access and functional loading infrastructure over a polished lobby, as well as home furnishing, furniture and interior design businesses that can capitalise on the walk-in traffic generated by the neighbouring IKEA, Courts and Giant stores. It is also a sensible fit for owner-occupier SMEs on medium-term horizons who prioritise operating cost efficiency over long-term capital appreciation, and for tenants who need round-the-clock access without the premium pricing of newer business park addresses nearby.

Frequently Asked Questions

What is Space @ Tampines zoned for, and what businesses can operate here?
The building sits mainly on Business 2 (B2) zoned land, permitting general and light industrial activities such as warehousing, logistics, workshops and ancillary offices, with some units suited to B1 light industrial and clean-industry uses. Ground-floor units are commonly used by home furnishing and interior design businesses trading directly to the public, leveraging footfall from the adjacent IKEA and Courts stores. Occupiers should not assume retail or F&B use is automatically permitted; B2 zoning carries specific restrictions on noise, pollution and public-facing activity. Always confirm the exact permitted use for a specific unit against the current URA Master Plan and any landlord conditions before signing a lease or purchase agreement.
Can foreigners buy industrial units at Space @ Tampines?
Yes, in general foreigners and foreign-owned entities face fewer restrictions buying industrial property in Singapore compared with residential property, since the Residential Property Act does not apply to B1/B2 industrial units. That said, buyers should still confirm eligibility under any JTC land conditions attached to the site, as some industrial leasehold land historically carried restrictions favouring Singapore-registered businesses or specific industry use. Financing terms for foreign buyers are typically less favourable, with banks applying lower loan-to-value ratios and shorter tenures. Engaging a property lawyer to review title, tenure and any use covenants before committing is strongly advisable for any foreign purchaser.
Does Additional Buyer’s Stamp Duty (ABSD) apply to a purchase here?
No. ABSD in Singapore applies specifically to residential property purchases and does not extend to industrial units such as those at Space @ Tampines. Buyers of B1/B2 industrial space, whether Singapore citizens, permanent residents, companies or foreign buyers, are not subject to ABSD regardless of how many industrial properties they already own. This makes industrial assets comparatively attractive for portfolio diversification versus residential holdings, where ABSD rates can be substantial for second properties or foreign buyers. Standard Buyer’s Stamp Duty (BSD) still applies to any property purchase, and buyers should factor this into acquisition cost planning from the outset.
What about Seller’s Stamp Duty (SSD) if I sell within a few years?
Industrial properties in Singapore, including units at Space @ Tampines, are subject to Seller’s Stamp Duty if sold within the holding period set by government policy at the time of purchase, which has historically been up to three years for industrial property, with rates tapering the longer the property is held. This is separate from and in addition to any residential SSD framework, since industrial SSD rules are set independently. Because rates and holding periods are periodically revised, sellers should verify the exact SSD schedule applicable to their purchase date with IRAS or a conveyancing lawyer before finalising any resale timeline or pricing strategy.
How much Buyer’s Stamp Duty (BSD) applies to a purchase?
BSD applies to industrial property purchases on the same progressive scale used for other non-residential property in Singapore, calculated on the higher of the purchase price or market value, with rates increasing at higher price tiers. For a mid-range unit at Space @ Tampines priced in the hundreds of thousands to low millions, BSD typically works out to a low-single-digit percentage of the transaction value. This is payable regardless of buyer nationality or entity type. Buyers should build BSD, together with legal fees and any applicable GST, into their total acquisition budget rather than treating it as an afterthought during financing.
Is GST payable on a purchase at Space @ Tampines?
Goods and Services Tax generally applies to the sale of non-residential property, including industrial units, when sold by a GST-registered vendor such as a developer or corporate seller, since industrial property is treated as a taxable supply rather than an exempt one. Individual owner-to-owner resale by a non-GST-registered seller may not attract GST, though the buyer should confirm the seller’s GST status before completing the transaction. GST-registered corporate buyers may also be able to claim input tax credits, subject to normal conditions. This is a specialist area, so buyers should seek advice from a tax professional or conveyancing lawyer.
How does financing work given the leasehold structure and remaining lease?
Banks generally size industrial property loans against the remaining lease term, and shorter remaining tenure — as is the case for older leasehold industrial land such as this site’s ≈30-year JTC term from ≈1997 — can compress both the maximum loan tenure and the loan-to-value ratio available. Buyers should expect more conservative financing than for freehold or long-leasehold business park assets, and should confirm the exact remaining lease balance before applying, since this materially affects monthly repayment affordability. Corporate borrowers may also face different criteria than individual buyers. Speaking with a mortgage broker familiar with industrial financing early in the process is recommended.
What rental yield can investors expect from a unit here?
Based on current asking rents of roughly S$2.80–S$3.20 psf per month against typical strata sale pricing, gross rental yields for industrial units at Space @ Tampines are estimated at ≈4.5%–6% per annum, which is broadly in line with, or modestly above, comparable older ramp-up industrial stock in the Tampines-Pasir Ris corridor. Actual yield will vary by floor, unit configuration and whether the unit commands ground-floor showroom rents or standard warehouse rates. Investors should stress-test assumptions against vacancy periods, maintenance costs and the shortening remaining lease, which can pressure achievable rents and resale value as the lease runs down over time.
How old is the building, and does that matter for buyers?
The building is estimated to have been completed around 1997, making it roughly three decades old, which places it firmly in the “older industrial stock” category relative to newer developments in the immediate vicinity such as T-Space. Age matters in several ways: mechanical and electrical systems, lift capacity and finishes are likely more dated, ongoing maintenance costs may trend higher, and the remaining leasehold balance is correspondingly shorter than at newer sites. On the other hand, older buildings like this often trade and rent at a discount to newer stock, which can support relatively attractive entry yields for occupiers and investors comfortable with the trade-offs.
What are the odds of en-bloc sale or redevelopment?
En-bloc potential for industrial strata developments in Singapore depends heavily on consensus among a fragmented owner base, the site’s remaining lease term, and whether current zoning would support a materially higher-value redevelopment. Given the site’s leasehold structure and its function as an actively used logistics and showroom hub with high occupancy, near-term en-bloc activity appears unlikely, and owners should not factor a redevelopment premium into their investment case. Any future collective sale would also depend on JTC or URA policy at the time, market appetite for industrial land in this location, and the specific consent thresholds required under the Land Titles (Strata) Act.
What should I know about parking and loading bay access?
The building offers season parking for cars, motorcycles and heavy vehicles, with six loading bays fitted with dock levellers to support efficient container and truck operations, and a wide ramp designed for 40-foot container trucks to reach the ground floor directly. This is a meaningful operational advantage for logistics-heavy occupiers compared with buildings lacking dedicated loading infrastructure. Prospective occupiers with high vehicle turnover should confirm current parking lot availability and loading bay booking arrangements directly with building management, as demand for loading slots can be high during peak periods given the building’s active logistics tenant base.
Are there MCST or maintenance fees, and roughly how much?
As a strata-titled industrial development, Space @ Tampines is managed under a Management Corporation Strata Title (MCST) structure, with owners paying monthly maintenance fees that cover common area upkeep, security, CCTV, loading bay maintenance and building insurance. Industrial MCST fees typically scale with share value and unit size, commonly ranging from a few hundred to over a thousand Singapore dollars per month depending on unit size and floor. Buyers should request the latest maintenance fee schedule and sinking fund position from the MCST or managing agent before purchase, since fee levels can rise over time as the building ages and requires more upkeep.
How liquid is the resale market for units at Space @ Tampines?
Resale liquidity for older strata industrial units such as these tends to be moderate rather than high, reflecting a narrower buyer pool of owner-occupiers and small investors compared with residential property or newer integrated business parks. Transaction volumes are typically driven by specific occupier demand for the location’s logistics and footfall advantages rather than broad investor speculation. Sellers should expect a longer marketing period than for residential assets and should price competitively against comparable listings in the immediate Tampines-Pasir Ris industrial cluster. Engaging an agent experienced specifically in industrial strata sales can help identify the right buyer pool more efficiently.
What types of businesses suit this building best?
The building’s ramp-up design, loading bay infrastructure and 40-footer truck access make it particularly well suited to logistics, distribution, warehousing and storage operators who need efficient goods movement. Its ground-floor showroom units, benefiting from footfall generated by the adjacent IKEA, Courts and Giant retail cluster, are a strong fit for home furnishing, furniture and interior design businesses that sell directly to walk-in customers. Light manufacturing, assembly and general trading businesses operating under B2 clean-industry conditions can also function well here. Businesses requiring frequent client visits reliant on MRT access, or those needing B1-only light industrial classification exclusively, should verify suitability carefully before committing.

This article is for general information purposes only and does not constitute financial, legal or investment advice. Figures marked with an approximate symbol are reasoned estimates based on publicly available listings and comparable industrial transactions in the vicinity, and should be independently verified with the relevant authorities, the MCST or a qualified property professional before any purchase or leasing decision. Zoning, stamp duty and tax rules referenced above are subject to change; readers should confirm current rules with IRAS, URA and JTC directly.

© 2026 SG Commercial Property Insights. All rights reserved.

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