Project Overview
Building NameT-Space
Address1 Tampines North Drive 1, Singapore 528559
District18
Tenure30 years leasehold from 20 March 2015
Zoning / UseB2 Light & General Industrial
Built Form9-storey block, 247 industrial units + 1 canteen unit + 1 HVP unit
Land Area / GFA≈27,396 sqm land / ≈68,474 sqm GFA
Completion Year≈2018
Nearest MRTTampines North (CR6), ≈8 min walk; Pasir Ris (EW1/CR5), ≈2.46 km
Key Road AccessTampines Expressway (TPE)
Transacted PSF Range≈S$260 – ≈S$500 psf
Sale Price Range≈S$430,000 – ≈S$15,500,000
Asking Rent Range≈S$1,500 – ≈S$16,000 per month
Occupier BaseLight manufacturing SMEs, workshops, storage and showroom operators
Location & Connectivity
T-Space sits within Tampines Retail Park along Tampines North Drive 1, next to large-format retailers IKEA, Giant and Courts. That adjacency brings daytime footfall and amenity access that is unusual for a B2 estate, a real draw for occupiers who value walk-in trade visibility alongside their factory floor.
Connectivity has firmed up with Tampines North station on the Cross Island Line, roughly an eight-minute walk away. Pasir Ris interchange, on the East-West Line and slated for the Cross Island Line, sits about 2.46 km off. Road access runs through the Tampines Expressway, reaching Changi Business Park quickly and the CBD via the Kallang-Paya Lebar Expressway.
Everyday amenities nearby include Cold Storage, FairPrice and Prime Supermarket, plus Pasir Ris West Plaza and White Sands Shopping Mall a short drive off. A handful of primary schools sit within the surrounding planning area, a small plus for occupiers whose staff live locally.
Building & Facilities
T-Space is a single nine-storey block with a full-height glass panel facade, a departure from the flat-roofed sheds typical of older Tampines estates. Vehicular ramp-up access brings loading and unloading directly to each floor, and most units carry a floor-to-floor height of roughly six metres with a mezzanine of about 2.9 metres.
Shared facilities sit on the rooftop, level nine: a swimming pool, tennis court, basketball and games court, gymnasium, barbecue pits, a multi-purpose room, an outdoor fitness corner and landscaped pavilions. Parking splits between roughly 180 common lots and 186 heavy vehicle lots plus a dedicated Heavy Vehicle Parking unit, easing the congestion common at older multiple-user factories nearby.
Specifications are unit-dependent rather than uniform: floor loading ranges from about 7.5 to 15 kN/m² across the building, and mezzanine load, power supply and ceiling clearance can vary by listing. Buyers should verify a unit’s permitted use and floor loading certificate, ideally with a lawyer engaged early.
Unit Types & Floor Plan Notes
Unit sizes span a wide range, from compact single-level factory units to expansive multi-thousand-square-foot floors that can anchor a full production and storage operation under one roof.
Compact Factory / Workshop
≈1,600 – 2,400 sqft
Single-level units with an ensuite washroom and a mezzanine loft, suited to a small manufacturing team or repair workshop. These sizes account for most recent resale transactions.
Mid-Tier Multi-Use Unit
≈2,400 – 4,000 sqft
Larger split-level layouts separating a front showroom or office from a rear production zone, popular with occupiers taking walk-in trade clients.
Terrace Collection
≈4,000 – 10,000 sqft
Four-storey terrace units with three mezzanine levels, letting a growing SME separate staff flows and run heavier equipment on the ground floor.
Large-Format / HVP-Linked Unit
≈10,000 – 38,000 sqft
The largest floor plates, typically taken by logistics operators or manufacturers needing scale, often paired with direct Heavy Vehicle Parking access.
Floor-to-floor height: ≈6 m (typical unit)
Mezzanine height: ≈2.9 m
Floor loading: ≈7.5 – 15 kN/m² (varies by unit and level)
Live load: ≈10 kN/m²
Standard power supply: ≈60A, 3-phase per unit
Investment Case
T-Space is a relatively young, amenity-rich B2 building with rail connectivity that has only recently improved. The case for owning rests on entry price relative to comparable industrial stock and the strength of the surrounding retail catchment, while the main caution is the ticking nature of a 30-year lease.
What Works
- No Additional Buyer’s Stamp Duty on industrial purchases, keeping upfront costs lower than residential.
- Low quantum entry from ≈S$430,000 widens the buyer pool to individual investors and SMEs.
- Adjacency to IKEA, Giant and Courts brings footfall unusual for a B2 estate.
- New Cross Island Line access improves staff commuting versus older, MRT-poor estates nearby.
- Rooftop facilities and ramp-up access support staff retention and operational efficiency.
What to Weigh Carefully
- The 30-year lease shortens yearly, progressively limiting financing tenure and resale pricing.
- The B2 buyer and tenant pool is narrower than for commercial or B1 stock.
- Floor loading and power supply vary by unit, so specs differ across the building.
- MCST fees fund a large facilities deck, likely higher than a bare-bones factory.
- Demand still tracks the broader industrial cycle, so returns can lag in soft periods.
Who This Suits
T-Space suits owner-occupiers running light manufacturing, assembly, repair or storage operations who want a modern, well-serviced building over a bare-bones older factory, accepting a shortening lease for lower entry pricing. It also appeals to small-quantum investors seeking a rental yield play, especially in smaller units where SME tenant demand is steadiest. Logistics operators and heavy-vehicle-reliant businesses may value the dedicated HVP unit and ramp-up access. It suits buyers less well if they need a long financing runway, B1 clean-industry certification, or are prioritising long-term capital appreciation over near-term yield.
Frequently Asked Questions
What is T-Space zoned for, and what business activities are permitted?
T-Space is zoned B2, Light and General Industrial, under URA and JTC guidelines. This permits manufacturing, assembly, repair, warehousing and ancillary office activities, generally with fewer restrictions on noise, emissions and process type than B1 clean-industry zoning. Ancillary office and showroom space is typically capped at a percentage of gross floor area rather than allowed to dominate a unit, so a purely office or retail use is not permitted. Buyers planning heavier processes, chemical storage or emissions-heavy activities should confirm specific approvals with JTC or URA before purchase, since permitted use can vary slightly by lease condition and unit history within the building.
Can foreigners buy an industrial unit at T-Space?
Yes. Industrial units at T-Space are not covered by the Residential Property Act, so foreign individuals and foreign-owned companies can generally purchase them without prior government approval. This is one reason industrial strata units attract overseas investors seeking Singapore exposure without the higher costs and ownership restrictions on private housing. That said, financing terms for foreign buyers are often less generous than for citizens or permanent residents, with lower loan-to-value ratios and sometimes higher interest margins. Prospective foreign buyers should also factor in that most industrial leases run only 30 to 60 years, unlike freehold or 99-year residential land, which shapes long-term holding decisions.
What stamp duties and GST apply to a purchase at T-Space?
ABSD applies only to residential property and does not extend to industrial units at T-Space, a meaningful saving versus a comparable residential purchase. Seller’s Stamp Duty no longer applies to industrial resales, so a quick exit does not trigger a timing penalty. Buyer’s Stamp Duty still applies on a tiered percentage of the purchase price or market value, whichever is higher, regardless of nationality. GST may also apply if the seller is GST-registered, such as a developer or opted-in company, but typically not if the seller is a private individual — worth confirming before signing an Option to Purchase.
How does the remaining lease affect financing for a T-Space unit?
T-Space runs a 30-year lease from 20 March 2015, so the remaining term shortens yearly and directly limits the maximum loan tenure banks offer. Lenders generally cap financing so the loan is repaid before the lease expires, and many apply stricter loan-to-value limits once remaining lease falls below roughly 20 to 15 years. Buyers financing a purchase today should expect a loan tenure meaningfully shorter than the building’s remaining lease, and should get an indicative bank approval before making an offer, since terms can tighten further as the lease continues to run down over the holding period.
What kind of rental yield can an investor expect at T-Space?
Against asking rents of roughly S$1,500 to S$16,000 a month and sale prices from around S$430,000 for the smallest units, gross yields in the region of 4.5 to 6 percent look broadly achievable for smaller, more liquid units, in line with typical multiple-user factory yields in the eastern industrial belt. Actual yield depends heavily on unit size, floor level, fit-out condition and how quickly a unit can be re-let between tenancies. Investors should stress-test any projection against a realistic vacancy allowance and rising MCST charges rather than relying solely on one comparable listing’s asking rent.
How old is the building, and does its age affect maintenance risk?
The lease commenced in March 2015 and the building is estimated to have reached completion around 2018, making it comparatively young against Tampines industrial stock dating from the 1990s or earlier. A newer building generally carries lower near-term maintenance risk for lifts, roofing and facade, and the glass panel construction and rooftop facilities reflect a more contemporary specification than older sheds nearby. Buyers should still request maintenance and sinking fund records from the MCST, since even a young development can face early-stage defects or unexpected repair costs that a longer track record would otherwise surface.
What are the odds of en-bloc sale or redevelopment at T-Space?
En-bloc potential looks limited in the near term. The building is young, completed around 2018, and most successful industrial en-bloc sales in Singapore have involved much older developments nearing the end of their economic life, where redevelopment value clearly exceeds the sum of individual units. With around 30 years remaining on the lease and the building well within its functional lifespan, owners should not factor a near-term collective sale into their thesis. This is an asset more realistically held for rental income or eventual individual resale than for a redevelopment windfall over the next decade or two.
What parking, loading and maintenance costs should buyers expect?
T-Space offers roughly 180 common car park lots plus about 186 Heavy Vehicle Parking lots and a dedicated HVP unit, a generous allocation next to older multiple-user factories that suffer loading-bay congestion. Ramp-up access lets vehicles reach upper floors directly, easing reliance on a single ground dock. MCST fees vary by unit share value and should be confirmed with the managing agent; expect fees on the higher side given the scale of shared facilities. Buyers should request two to three years of MCST accounts to check fee trends and whether any special levies are anticipated before committing.
How liquid is the resale market for units at T-Space?
Resale liquidity looks reasonably active for smaller units, with a steady flow of listings in the roughly 1,600 to 2,500 sqft range and transacted PSF over the past year ranging from around S$342 to S$495 for industrial-use units. Larger floor plates, running into the tens of thousands of square feet, transact far less often since the pool of buyers able to absorb that quantum is smaller, so holding periods tend to lengthen. As with most strata-titled B2 property, liquidity is sensitive to the broader industrial cycle, meaning resale timelines can stretch during periods of softer manufacturing and logistics demand.
What kinds of businesses are best suited to a unit at T-Space?
Given its B2 zoning, generous ceiling heights, ramp-up access and heavy vehicle parking, T-Space suits light manufacturing, precision assembly, vehicle-related workshops, general repair services, warehousing and distribution, and businesses pairing a small showroom or client-facing office with a working production floor behind it. Adjacency to IKEA, Giant and Courts makes ground-level units appealing to trade suppliers or specialist retailers benefiting from passing footfall, within permitted ancillary retail limits. It suits businesses less well if they need clean-room or B1-certified environments, or a purely commercial office identity without any industrial component to daily operations.
