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Tagore 23 Warehouse Review

Tagore 23 Warehouse Review
Industrial & Warehousing Property Review — District 26

Tagore 23 Warehouse

A 4-storey B1 warehouse block on Tagore Lane, positioned between the Lentor growth corridor and the established Ang Mo Kio / Yio Chu Kang industrial belt.

SGCPI Research Desk Updated August 2026 23 Tagore Lane, Singapore 787601 ≈60-YR LEASEHOLD INDUSTRIAL

Street-level view of Tagore 23 Warehouse, 23 Tagore Lane, Singapore 787601. Imagery: Google Street View (user-contributed imagery), accessed August 2026.

Project Overview

Building NameTagore 23 Warehouse
Address23 Tagore Lane, Singapore 787601
DistrictDistrict 26 (Upper Thomson / Yio Chu Kang)
Tenure≈60-yr leasehold industrial
Zoning / UseB1 Light Industrial (Warehouse / Factory)
Built Form4-storey warehouse block, 62 strata units
Land Area / GFA≈7,417 sqm land / ≈14,834 sqm GFA
Completion Year≈2013
Nearest MRTLentor (TE5), Mayflower (TE6), Yio Chu Kang (NS15)
Key Road AccessSeletar Expressway (SLE), Central Expressway (CTE), Upper Thomson Rd
Transacted PSF Range≈S$650 – S$900 psf
Sale Price Range≈S$780,000 – S$4,500,000
Asking Rent RangeS$1.80 – S$2.70 psf/mth
Occupier BaseLogistics, light manufacturing, F&B catering, wholesale, medical supplies

Location & Connectivity

Tagore 23 Warehouse sits within the Tagore industrial estate, a long-established cluster of B1 flatted factories and warehouse blocks tucked off Upper Thomson Road in District 26. The estate has traditionally served as a low-rise, owner-occupier-heavy industrial pocket serving the northern and central regions, but its profile has shifted noticeably since the Thomson-East Coast Line opened stations at Lentor, Mayflower and Springleaf, bringing rail access to what was previously a drive-in-only precinct.

The development is within reasonable walking distance of Lentor MRT (TE5) and Mayflower MRT (TE6), while Yio Chu Kang MRT (NS15) on the North-South Line offers an alternative interchange a little further out. For road users, the estate connects quickly onto the Seletar Expressway (SLE) and the Central Expressway (CTE), giving direct runs to Changi Airport, the container terminals, and both land checkpoints — a meaningful consideration for tenants running distribution or last-mile logistics operations.

Immediately around the estate, occupiers and staff have access to a run of coffee shops and eateries within the Tagore cluster itself, with Thomson Plaza and AMK Hub a short drive away for banking, F&B and retail errands. The precinct sits adjacent to the emerging Lentor residential corridor and across from Thomson Nature Park and the Lower Peirce catchment, giving the area a greener, less congested feel than most Central Region industrial estates.

Location of Tagore 23 Warehouse. Map data: Google Maps, accessed August 2026.

Building & Facilities

Tagore 23 Warehouse is a four-storey terrace-style factory block comprising 62 warehousing and light-industrial units. The building is fronted by an aluminium-clad arch entrance with a curved suspended canopy that doubles as a sheltered vehicle drop-off, giving the block a more corporate, less utilitarian street presence than many of its neighbours along Tagore Lane.

Circulation is split between separate passenger and cargo lift lobbies, which keeps staff and visitor movement away from goods handling — a practical detail for tenants running frequent inbound and outbound freight. On-site parking provision is generous for the estate, with dedicated car, lorry, trailer and motorcycle lots, easing a common pain point for B1 buildings where loading-bay and heavy-vehicle parking is often undersized relative to demand.

As with any strata-titled industrial building of this age, prospective buyers and tenants should independently verify current fire safety certification, loading and floor-load capacity per unit, and any Building and Construction Authority (BCA) or Singapore Civil Defence Force (SCDF) compliance notices before committing to a purchase or renovation, since fit-out condition varies considerably from unit to unit under strata ownership.

Unit Types & Floor Plan Notes

Units at Tagore 23 Warehouse range from compact storage-and-office bays through to larger single-floor warehouse plates, giving the building a fairly broad appeal across owner-occupiers, SME logistics operators and small manufacturers. Ceiling heights and floor loading are typical of a modern B1 terrace factory, though exact specifications should always be confirmed against the individual unit’s as-built plans.

Compact Storage Bay

≈800 – 1,200 sqft

Entry-level ground or upper-floor units suited to storage, small trading operations or a single-tenant warehouse-cum-office setup.

Mid-Tier Warehouse

≈1,700 – 3,600 sqft

The most commonly transacted size band, popular with logistics, F&B catering and light-assembly occupiers needing a full floor plate.

Ground-Floor Loading Unit

≈4,000 – 5,200 sqft

Ground-level units with direct loading-bay access, favoured by freight-forwarding and distribution tenants moving high volumes of goods.

Combined / Merged Floor

≈7,000+ sqft

Adjoining units combined for larger single-tenant occupiers requiring a whole-floor footprint for manufacturing or bulk storage.

Floor Loading: ≈10 – 15 kN/sqm typical for B1 terrace factory (verify per unit)
Ceiling Height: ≈6.0 – 7.5m clear height, upper floors slightly lower
Lift Provision: Separate passenger and cargo lift lobbies
Loading Access: Ground-floor lorry loading bays; upper floors via cargo lift
Parking: ≈74 car lots, ≈15 lorry lots, ≈4 trailer lots, motorcycle lots

Investment Case

Tagore 23 Warehouse benefits from a rare combination for an established B1 estate: improved rail access via the Thomson-East Coast Line, generous heavy-vehicle parking, and a location shielded from the CBD’s higher industrial pricing tiers. That said, buyers need to weigh strata-titled industrial ownership constraints, a leasehold profile that is already more than a decade into its term, and a tenant pool that skews toward smaller SME operators rather than anchor logistics players.

What Works

  • Rail access via Lentor and Mayflower stations, a genuine upgrade for the estate since 2021
  • Direct SLE and CTE access supports airport, seaport and cross-border logistics routes
  • Above-average parking and loading provision versus comparable B1 blocks
  • Separate passenger/cargo lift cores reduce operational friction for busy tenants
  • Surrounding Lentor residential growth may lift long-term area amenity and worker catchment

What to Weigh Carefully

  • Leasehold decay reduces financing tenure and resale appeal as the lease shortens further
  • B1 zoning caps eligible business activities and restricts non-industrial or retail-style use
  • Strata-titled MCST structure means unit condition and shared-cost exposure vary by seller
  • Thinner transaction volume than CBD-fringe industrial parks can slow resale timelines
  • Rental demand is tied closely to SME logistics cycles rather than diversified tenant demand

Who This Suits

Tagore 23 Warehouse is best suited to owner-occupier SMEs in logistics, light manufacturing, F&B catering or wholesale trading who want a functional, well-loaded warehouse unit without paying CBD-fringe industrial premiums. It also appeals to smaller-ticket industrial investors seeking a leasehold B1 unit with a manageable entry price and steady SME rental demand, rather than a play on capital appreciation. Buyers should be comfortable with strata-titled industrial ownership, B1 usage restrictions, and a leasehold profile that will require closer monitoring of financing tenure as the years run down.

Frequently Asked Questions

What can I actually use a unit at Tagore 23 Warehouse for?
Tagore 23 Warehouse is zoned B1 Light Industrial under URA guidelines, which permits warehousing, light manufacturing, workshops, logistics and trade-related back-office use. It does not permit retail storefronts, F&B dine-in operations, residential use, or heavy/pollutive industrial activities associated with B2 zoning. Some ancillary office space within a unit is typically allowed, usually capped at a percentage of gross floor area, but this must be confirmed with URA and the building’s MCST before fit-out. Buyers or tenants planning a specific business activity should always check URA’s permitted use list, or engage a qualified agent, before signing any lease or sale agreement, since non-compliant use can trigger enforcement action.
Can foreigners buy a unit at Tagore 23 Warehouse?
Yes. Unlike residential property, Singapore does not restrict foreign ownership of B1 industrial strata units under the Residential Property Act, so foreign individuals and foreign-registered companies can generally purchase here without approval. Financing terms may differ from those offered to Singapore citizens or PRs, with some banks applying lower loan-to-value ratios or requiring a Singapore-incorporated entity as the purchasing vehicle. Additional Buyer’s Stamp Duty (ABSD), which applies heavily to residential purchases by foreigners, does not apply to industrial property at all. Foreign buyers should still budget for standard Buyer’s Stamp Duty and legal costs, and should consult a conveyancing lawyer on entity structuring before committing to a purchase.
Does ABSD apply to an industrial purchase here?
No. Additional Buyer’s Stamp Duty (ABSD) is a residential-property-specific tax under Singapore’s cooling measures and does not apply to commercial or industrial property, including B1 warehouse units such as those at Tagore 23 Warehouse. This is one of the structural advantages industrial property holds over residential property for both local and foreign buyers, and it applies regardless of how many other properties the buyer already owns. Buyers will still incur standard Buyer’s Stamp Duty (BSD) on the purchase price or market value, whichever is higher, calculated on the usual tiered BSD schedule, plus GST if the unit is bought from a GST-registered seller.
What Buyer’s Stamp Duty (BSD) applies on purchase?
Buyer’s Stamp Duty for non-residential property, including industrial units at Tagore 23 Warehouse, is calculated on a tiered scale of the purchase price or market valuation, whichever is higher: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on any amount above S$1,000,000, with a further step up at higher price bands. BSD is payable within 14 days of signing the Sale and Purchase Agreement if executed in Singapore. It applies uniformly regardless of buyer nationality or entity type, and is separate from any GST payable on the transaction. A conveyancing lawyer will typically compute and file this as part of the completion process.
Is Seller’s Stamp Duty (SSD) a concern for a quick resale?
Industrial property in Singapore is subject to Seller’s Stamp Duty if sold within three years of purchase, on a declining scale: 15% if sold within the first year, 10% in the second year, and 5% in the third year, calculated on the higher of the sale price or market value. This is designed to discourage short-term flipping and applies to units at Tagore 23 Warehouse just as it would to any other strata industrial asset. Investors planning a fast resale should factor SSD into their exit math, while owner-occupiers or longer-hold investors intending to keep the unit past the three-year mark are unaffected by this duty.
Is GST payable when buying or renting here?
GST treatment depends on the seller or landlord’s registration status. If the unit is sold or leased by a GST-registered entity, GST (currently 9%) is chargeable on the sale price or rent, in addition to Buyer’s Stamp Duty on the purchase. Sales or leases by individuals who are not GST-registered typically fall outside this scope. GST-registered corporate buyers purchasing for business use may be able to claim input tax credits, subject to normal GST rules, which can materially affect net acquisition cost. Buyers and tenants should clarify the seller or landlord’s GST status upfront and have their accountant confirm the net cost implications before finalising terms.
Does the shortening leasehold affect financing options?
Yes. As an estimated ≈60-year leasehold industrial development, financing tenure at Tagore 23 Warehouse will be capped by the remaining lease rather than a standard 25 to 30-year term, and banks typically will not lend past the point where the lease has around 30 years left. As the lease continues to run down, this shrinks the maximum loan tenure further, which can reduce the pool of financeable buyers and, over time, weigh on resale pricing relative to freehold or longer-leasehold alternatives. Buyers relying on financing should ask their bank for an indicative maximum loan tenure based on the unit’s specific remaining lease before committing to a purchase.
What rental yield can an investor reasonably expect?
Based on current asking rents of roughly S$1.80 to S$2.70 psf per month against typical strata sale pricing in the estate, gross rental yields for B1 units at Tagore 23 Warehouse are estimated at approximately 4% to 6% per annum, broadly in line with suburban B1 industrial benchmarks island-wide. Actual yield will vary by unit size, floor level, loading access and fit-out condition, and investors should net off MCST maintenance fees, property tax and periodic vacancy when underwriting returns. As with all industrial yield estimates, this figure should be verified against recent comparable transactions and rental listings at the time of purchase rather than relied on as a guarantee.
How does the building’s age affect maintenance risk?
At an estimated completion of around 2013, Tagore 23 Warehouse is now over a decade old, placing it past the initial defects-liability window and into a phase where common-area mechanical, electrical and roofing systems may begin requiring more active maintenance planning. Buyers should request the MCST’s recent maintenance fund statements, sinking fund balance and any planned major works before purchase, since a thin sinking fund can translate into special levies down the line. Individual unit condition also varies significantly under strata ownership, so a physical inspection and a check of any unauthorised renovation works is strongly advised before signing.
How likely is an en-bloc or redevelopment scenario?
En-bloc potential for strata industrial developments like Tagore 23 Warehouse is generally lower and slower-moving than for residential sites, since collective sale requires 80% consent by both share value and strata area for developments over ten years old, and industrial redevelopment economics depend heavily on future URA zoning intentions for the estate. There is no publicly confirmed collective sale process underway for this development at the time of writing. Buyers motivated primarily by redevelopment upside should treat this as a low-probability, long-horizon scenario rather than a core part of the investment case, and should monitor URA Master Plan updates for the wider Tagore and Upper Thomson industrial corridor.
Is parking and loading access sufficient for a logistics tenant?
Tagore 23 Warehouse was built with logistics-style occupiers in mind, offering an estimated 74 car lots, 15 lorry lots and 4 trailer lots alongside motorcycle parking, plus a sheltered drop-off canopy and separate cargo lift lobbies for goods movement. This is comparatively generous for a strata B1 building of this size and helps reduce the loading-bay congestion that affects many older industrial estates during peak delivery hours. Tenants running high-frequency freight operations should still confirm ground-floor loading-bay availability and any time-slot booking system with the MCST, since shared loading infrastructure in strata buildings can become a bottleneck as occupancy rises.
What are typical MCST or maintenance fees for a unit here?
As with most strata-titled B1 developments, MCST maintenance fees at Tagore 23 Warehouse are levied monthly based on each unit’s share value, covering common-area cleaning, security, lift servicing, fire system upkeep and the sinking fund. Exact quantums vary by unit size and should be obtained directly from the managing agent or current owner, as they are periodically revised at AGMs. Buyers should request the last two to three years of MCST accounts to check for a healthy sinking fund balance and no history of ad hoc special levies, since underfunded reserves in an ageing building can result in unexpected costs for new owners shortly after purchase.
How liquid is the resale market for units at Tagore 23 Warehouse?
Resale liquidity for suburban B1 strata units such as those at Tagore 23 Warehouse is generally moderate rather than high, with transaction volumes driven mainly by owner-occupier SME demand rather than institutional or fund-level buying. Improved MRT access via Lentor and Mayflower has helped visibility and interest since 2021, but the buyer pool remains narrower than for CBD-fringe or business-park-zoned industrial stock. Smaller, more affordably priced units in the ≈800 to 3,600 sqft range tend to transact more readily than larger combined floors, which can take longer to find a matching occupier-buyer. Sellers should price with reference to recent comparable transactions in the immediate Tagore estate rather than the wider District 26 average.
What types of businesses are best matched to this building?
Given its B1 zoning, loading infrastructure and estate context, Tagore 23 Warehouse is best matched to logistics and freight-forwarding operators, light manufacturing and assembly businesses, F&B central kitchens and catering operations, wholesale and distribution traders, and SME back-office or workshop users who need warehousing space with some ancillary office allowance. It is less suited to businesses requiring heavy or pollutive processes, which fall under B2 zoning, or to any retail-facing, dine-in or residential use, all of which are excluded under B1 permitted-use rules. Prospective tenants with an unusual use case should verify permitted use with URA directly before signing a lease to avoid compliance issues later.

This article is provided for general informational purposes only and does not constitute financial, legal or investment advice. Figures marked with “≈” are reasoned estimates based on publicly available listings and market data at the time of writing and may not reflect current transacted prices, rents or building specifications. Prospective buyers and tenants should independently verify all figures, zoning permissions, tenure details and building compliance with the relevant authorities, the managing agent, and their own professional advisors before making any decision.

© 2026 SG Commercial Property Insights. All rights reserved.

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