Gate+— Overview

1. Overview

Enhanced 33-year tenure sets a new industry precedent. In Singapore's industrial real estate market, lease tenure duration is a critical driver of capital preservation, bank financing eligibility, and residual asset valuation. Traditionally, JTC IGLS releases carry a rigid 20-year or 30-year leasehold ceiling. Gate Plus marks one of the inaugural industrial developments awarded under Singapore's enhanced industrial land lease framework, featuring an extended leasehold term of 33 years commencing 27 August 2025. This additional three-year buffer provides owner-occupiers and corporate investors with enhanced depreciation buffers, higher debt-servicing tenure approvals from commercial banks, and superior residual resale liquidity compared to older 30-year leasehold industrial stock.

Rare multi-functional B2 heavy industrial zoning in a land-scarce sector. Business 2 (B2) industrial land in Singapore is tightly regulated and restricted to designated industrial corridors due to environmental and operational considerations. Unlike Business 1 (B1) light industrial spaces that prohibit heavy machinery, carpentry, motor vehicle servicing, chemical storage, or manufacturing workshops, Gate Plus allows a wide spectrum of clean, general, and heavy industrial trades. Businesses can execute heavy fabrication, engineering assembly, cold storage operations, and logistics handling under one roof without encountering regulatory land-use constraints.

Accessible quantum under $1 million with zero ABSD penalties. A key financial driver of Gate Plus is its competitive pricing structure. With entry prices starting from approximately $792,000 to $833,000 (S$490 to S$515 PSF), Gate Plus offers business owners an affordable threshold to transition from leasing to property ownership. Furthermore, because commercial and industrial property acquisitions in Singapore are exempt from Additional Buyer's Stamp Duty (ABSD), foreign investors and multi-property corporate entities can deploy capital into Gate Plus without incurring the severe tax surcharges levied on residential real estate. Investors seeking to navigate Singapore's tax rules and capital deployment strategies can consult our detailed IRAS Tax & Commercial Stamp Duty Guide.

2. Project Factsheet

Evaluating the technical blueprints of Gate Plus provides operational clarity for factory managers, logistics directors, and real estate buyers:

3. Micro-Market & Location Analysis: Tukang Innovation Drive

Positioned at the epicenter of Jurong's manufacturing transformation. Tukang Innovation Drive represents a specialized, high-spec industrial precinct master-planned by JTC Corporation. Adjacent to mature industrial belts like Jalan Terusan, International Road, and Chin Bee, the precinct is transitioning from traditional low-density single-storey workshops into vertically integrated, high-efficiency multi-user industrial hubs. Gate Plus stands as the flagship multi-user development in this precinct, capitalizing on centralized infrastructure and modern industrial utilities.

Surrounded by industrial heavyweights and research ecosystems. Businesses operating out of Gate Plus benefit from physical proximity to major multinational corporate hubs, including the Shimadzu Asia Pacific facility, Meiban Group headquarters, Sumitomo Chemical, and the surrounding enterprise clusters along Boon Lay Way. This close-knit industrial ecosystem encourages supply chain synergies, vendor-client proximity, and reduced localized freight costs.

Urban amenity integration for workforce retention. Unlike isolated industrial outposts in far-flung sectors of Tuas, Gate Plus is supported by mature residential and commercial catchments. Employees at Gate Plus can access dining options, bank branches, and retail amenities at Taman Jurong Shopping Centre, Shopping Mall networks in Boon Lay, and the Jurong East regional commercial cluster within a 5-to-10-minute transit ride. Businesses exploring industrial and commercial opportunities across western Singapore can browse our curated West Region Property & Commercial Collection.

4. Dual Logistics Connectivity: JRL Tukang MRT & Tuas Mega Port Synergy

Direct connection to the Jurong Region Line (JRL). Public transit accessibility is historically a weakness for industrial properties. Gate Plus addresses this directly: the development sits approximately 700 metres (a 9-minute sheltered walk) from JS10 Tukang MRT Station on the upcoming Jurong Region Line. Slated for progressive opening, the JRL will connect Gate Plus directly to major interchange hubs including Jurong East Interchange (NSL/EWL/JRL), Boon Lay Interchange (EWL/JRL), and Choa Chu Kang Interchange (NSL/BP-LRT).

Seamless labor pool access from western residential heartlands. The JRL rail network links Gate Plus to high-density HDB residential estates in Jurong West, Jurong East, Clementi, Bukit Batok, and Choa Chu Kang. This transit convenience broadens the recruitment pool for industrial occupiers, allowing companies to attract technical personnel, administrative staff, and skilled operators who prioritize public transport convenience.

Direct arterial corridor to Tuas Mega Port. Freight movement efficiency is vital for B2 manufacturing and logistics firms. Gate Plus enjoys immediate access to Jalan Ahmad Ibrahim, linking directly onto the AYE. Heavy vehicles, container trailers, and delivery fleets can travel from Gate Plus to the automated Tuas Port in under 15 minutes. This logistics gateway position minimizes turn-around times for import-export firms, maritime engineering contractors, and regional freight distributors.

5. Structural Engineering: Ramp-Up Access, Floor Load & Electrical Capacity

Direct 20-ft container ramp-up access to all floors. A recurring pain point in older industrial buildings is reliance on centralized cargo lifts, which causes congestion and operational downtime during peak delivery hours. Gate Plus is engineered with a wide vehicular ramp system allowing 20-ft rigid containers and 20-ft lorries to drive directly up to unit doorways across all storeys. Each unit features dedicated loading bays and roller shutter doors, enabling independent loading and unloading operations without bottlenecks.

Ground-floor 40-ft container loading bays with dock levellers. For enterprises handling heavy international sea freight requiring forty-foot containers, Gate Plus provides a ground-floor loading and unloading zone equipped with 40-ft container bays and hydraulic dock levellers. Freight can be offloaded efficiently on the ground floor and transferred via heavy-duty cargo lifts or internal material handling equipment.

Heavy floor loading capacity supporting industrial machinery. Structural floor loads at Gate Plus are calibrated to support heavy manufacturing plant equipment, high-density warehousing racks, and precision engineering setups:

• Ground Floor Units: Floor loading engineered up to 15.0 kN/sqm to 20.0 kN/sqm, accommodating heavy machinery and industrial vehicle traffic.
• Upper Ramp-Up Levels: Structural floor loading designed at 10.0 kN/sqm to 12.5 kN/sqm, ideal for light assembly, automotive servicing, and racking systems.
• Penthouse / Top Floor Suites: Floor loading rated at 7.5 kN/sqm to 10.0 kN/sqm, structured for technical R&D, corporate headquarters, and clean technology testing.

High ceiling clearances up to 7.0 metres maximizing vertical volume. Internal usable volume is crucial for industrial productivity. Gate Plus offers floor-to-ceiling heights ranging from 5.5 metres to 7.0 metres across typical factory floors. This volume allows occupiers to install vertical pallet racking systems, overhead gantry cranes (in designated heavy stacks), or multi-tier mezzanine offices to double working square footage without extending building footprints.

High-amperage 3-phase electrical supply. Modern industrial processes require robust electrical infrastructure. Units at Gate Plus come standard with 3-phase electrical power allocations ranging from 60A 3-Phase for compact 1,615 sq ft units up to 150A - 200A 3-Phase (or higher) for expanded or combined floor plates. This power capacity supports energy-intensive manufacturing, cold room compressors, and automated industrial machinery.

6. Unit Mix Efficiency & Floor Plan Analysis (1,615 sq ft to 11,300 sq ft)

Versatile floor plates with combinable unit configurations. Gate Plus comprises 265 modular industrial units, featuring a standard base footprint starting at 1,615 sq ft. The architectural floor plate allows adjacent units to be combined seamlessly along structural gridlines. Enterprise buyers can acquire single units for boutique workshops or amalgamate up to 7 contiguous units to create a single-floor industrial campus of over 11,300 sq ft.

Column-free interior layouts maximizing operational efficiency. Floor plans at Gate Plus minimize internal load-bearing columns, providing clear span layouts that allow efficient placement of machinery, assembly lines, and high-density storage racks. Every unit includes an integrated private washroom and dedicated utility supply points, eliminating shared facility downtime.

7. Financial Advantage: No ABSD, Foreign Ownership & Tax Efficiency

Exemption from Additional Buyer's Stamp Duty (ABSD). A compelling financial distinction of industrial property investment in Singapore is its complete exemption from ABSD. Under Singapore's current tax framework, residential acquisitions attract ABSD rates ranging from 20% for second-property Singapore citizens up to 60% for foreign buyers or corporate entities. In contrast, purchasing a B2 industrial unit at Gate Plus incurs zero ABSD, regardless of the buyer's nationality or existing residential property portfolio size.

100% foreign ownership eligibility. Private individuals and foreign corporate entities are fully eligible to purchase B2 industrial units at Gate Plus without requiring prior regulatory approval under the Residential Property Act. This open access makes industrial units an attractive asset class for overseas business owners seeking a functional footprint in Singapore's manufacturing ecosystem.

GST registration and capital allowance tax advantages. Corporate entities purchasing industrial property at Gate Plus for business operations can claim back the 9% Goods and Services Tax (GST) through GST registration and input tax claims. Furthermore, corporate owner-occupiers can utilize annual Capital Allowances on approved plant, machinery, and industrial building fixtures, reducing net corporate income tax liabilities under IRAS regulations. To analyze capital deployment strategies across various property classes, buyers can consult our Comprehensive Property Investment Guide.

8. Comparative Market Analysis (CMA): Gate Plus vs. Regional B2 Benchmarks

Benchmarking Gate Plus against West Region B2 industrial developments. To evaluate the competitive positioning and price safety of Gate Plus, we benchmark its pricing, tenure, and specifications against notable B2 multi-user developments across District 22 (Jurong / Tuas / Boon Lay) and adjacent industrial sectors:

Attractive price arbitrage relative to tenure length. Trading at an initial launch price range of S$490 to S$515 PSF, Gate Plus offers an attractive balance between price point and lease duration. While older 30-year leasehold buildings like West Connect or REVV trade at lower PSF levels, their remaining lease terms have decayed to 22-25 years, restricting maximum bank loan tenures. Gate Plus's fresh 33-year tenure (commencing August 2025) allows buyers to secure up to 25 to 30 years of commercial bank financing, reducing initial monthly cash outlays.

9. Rental Yield Performance & B2 Tenant Demand Catchment

High gross rental yields averaging 6.0% to 7.2%. Industrial properties in Singapore consistently outperform residential real estate in gross rental yields. While residential condos average 3.0% to 3.8% gross returns, B2 ramp-up industrial spaces in Jurong command strong rental yields driven by corporate business demand. Compact 1,615 sq ft units at Gate Plus are projected to achieve monthly rental rates between S$3,200 and S$4,200 (S$2.00 to S$2.60 PSF/month), delivering gross rental yields hovering between 6.2% and 7.2%.

Deep, multi-sector tenant demand pool. Landlords at Gate Plus benefit from broad tenant demand across several active sectors:

• Automotive Workshop & Servicing Contractors: Vehicle repair, fleet maintenance, and detailing firms seeking ground and ramp-up access with high ceilings and proper drainage.
• Logistics & E-Commerce Fulfillment Operators: Last-mile fulfillment hubs taking advantage of 20-ft container doors for rapid parcel sorting and dispatch.
• Precision Engineering & Heavy Machinery Technicians: Engineering contractors serving Jurong Island petrochemical complexes and Tuas marine shipyards.
• Central Kitchens & Food Processing Plants (Selected Stacks): Food technology, cold storage, and commercial catering operators requiring dedicated exhaust and grease trap infrastructure.

10. Strategic Growth Drivers: Jurong Innovation District (JID) Transformation

First-mover advantage on the doorstep of Jurong Innovation District (JID). Spanning 600 hectares across Bulim, Bahar, CleanTech Park, Tengah, and Wenya, the Jurong Innovation District (JID) is Singapore's premier advanced manufacturing hub. Designed by JTC, JID brings together research institutions, technology developers, and advanced manufacturers (such as Hyundai Motor Group Innovation Center, Siemens, and A*STAR). Gate Plus is strategically located along the southern periphery of JID, positioning it as an affordable supply chain and light manufacturing overflow node for companies operating within the innovation district.

Synergy with the Jurong Lake District (JLD) Second CBD. Located just two MRT stops or a 7-minute drive away, the Jurong Lake District (JLD) is set to become Singapore's largest commercial and business hub outside the central area. The expansion of Grade-A office space, hotel developments, and commercial amenities in JLD (supported by flagship projects like J'den) creates a high-spec corporate backbone, while Gate Plus provides the operational industrial muscle nearby.

Green Mark Platinum sustainability standard attracting ESG-compliant tenants. Environmental, Social, and Governance (ESG) compliance is increasingly mandatory for multinational corporations and listed enterprises. Gate Plus is built to BCA Green Mark Platinum standards, incorporating solar panel infrastructure provisions, energy-efficient LED fixtures, rainwater harvesting systems, and EV charging stations. This green building rating ensures that industrial tenants can fulfill corporate ESG requirements without incurring expensive retrofitting costs.

11. Final Verdict: Buyer Profiles & Strategic Recommendations

Who Should Buy Gate Plus (Gate+):

• B2 Industrial Owner-Occupiers: Business owners in engineering, automotive repair, logistics, or fabrication seeking an operational factory space with a fresh 33-year lease to escape rising rental costs.
• High-Yield Cashflow Investors: Capital allocators seeking gross rental yields of 6.0% - 7.2% backed by corporate business tenants in District 22.
• Foreign Corporate Buyers & Multi-Property Investors: Investors looking to deploy capital into Singapore real estate with zero Additional Buyer's Stamp Duty (ABSD) penalties and 100% foreign ownership rights.
• Supply Chain & Logistics Companies: Operations directors who require 20-ft ramp-up container access, 40-ft loading docks, high floor loads, and rapid access to Tuas Mega Port via AYE.

Who Might Consider Alternatives:

• Pure Freehold Legacy Seekers: Buyers strictly seeking perpetual land ownership without leasehold expiration may evaluate freehold industrial assets such as Keystone @ Mandai in the North region.
• Residential Home Seekers: Buyers looking for private residential living in District 22 can explore nearby residential developments like Sora at Jurong Lake Gardens or browse our Upcoming New Launch Property Collection.