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PROJECT DESCRIPTION
Overview of West Star Industrial Property
West Star is a modern leasehold industrial development with a 30-year tenure starting from 2013. Completed in 2017, it provides factory and industrial spaces designed to support businesses in heavy industries and logistics sectors.
Location and Accessibility
The property is located at Tuas Bay Close, in Singapore’s District 22. Connectivity is supported by nearby MRT stations, including Tuas West Road (EW32) and Tuas Crescent (EW31). Essential amenities are also available in the vicinity, such as small grocery outlets and convenience stores that cater to the working population in the area.
District 22 – A Key Industrial Zone
District 22 includes areas such as Lakeside, Jurong, Boon Lay, and Tuas. It is one of Singapore’s most prominent industrial hubs, with a strong mix of manufacturing facilities, logistics centres, and residential estates.
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Jurong: Known as Singapore’s industrial heartland, housing both traditional estates like Boon Lay and rapidly developing new areas. With multiple shopping malls near Jurong East MRT, it has also earned the nickname of Singapore’s “second Orchard Road.”
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International Business Park: Positioned in Jurong, it has been recognised as Singapore’s second Central Business District (CBD), attracting multinational corporations.
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Boon Lay and Tuas: Boon Lay hosts a number of factories, some of which are earmarked for redevelopment into higher-density modern facilities. Tuas, on the other hand, is fully dedicated to heavy industries, including machinery, equipment, chemical, and electronics production.
The West Region – Singapore’s Industrial Backbone
The West Region is the largest among Singapore’s five regions, covering approximately 25,500 hectares. Jurong East acts as its regional centre, while Jurong West is the most densely populated town.
This region is home to major petrochemical and heavy industry players, including global firms such as ExxonMobil, Shell, DuPont, BP, and Mitsui Chemicals. It remains a cornerstone of Singapore’s economic landscape and industrial development.
Future Growth and Strategic Developments
The government has outlined ambitious plans for the West Region, which will enhance the strategic importance of properties like West Star:
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Jurong Lake District and Jurong Innovation District are being developed into Singapore’s second CBD, driving business and employment opportunities.
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Tuas Mega Port, scheduled for completion in the 2040s, is set to become the world’s largest container port, with an estimated handling capacity of 65 million TEUs annually.
These developments strengthen the long-term value of industrial assets in the West Region, positioning them as strategic investments for both businesses and property owners.
WEST STAR
SPECIFICATIONS
Tenure: 30 yrs Leasehold (wef 7-Aug-2013)
District: 22
Location: 11 Tuas Bay Close Singapore 636996
Type: B2 Industrial
Developer: BH-ZACD Development
TOP: ~2013
Total Levels: 8 Storey
Total Units: 108 Units + 1 Canteen
Site Area: 24,971 sqm
Floor Height: approx 6m
Floor Loading: 12.5 KN/m²
Sizes (Production Area): From 1,9xx sqft
Electrical Provision: 150Amp to 700Amp (3 Phase)
Lift: 5 Passenger, 3 Service
PROJECT LOCATION
11 Tuas Bay Close, Singapore 636996
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B2 Industrial:
A Strategic Asset for Businesses
Understanding Industrial Spaces in Singapore
Industrial spaces in Singapore are properties set aside for business or production activities. These spaces are planned and managed by authorities such as the Urban Redevelopment Authority (URA) and, in the case of government-built facilities, Jurong Town Corporation (JTC).
Definition of B2 Industrial Space
B2 industrial spaces are zoned for heavier industrial activities compared to B1 spaces. They allow operations that may have a higher environmental impact, such as noise, smoke, vibration, or dust. These areas are generally located away from residential zones to minimize disruption to surrounding communities.
Types of Activities Allowed
Permitted uses in B2 spaces include heavy manufacturing, engineering workshops, car repair services, logistics hubs, metalworking, storage and distribution, and other high-impact industrial activities. These spaces are more flexible for industries that require larger floor areas and heavy-duty operations.
Example of B2 Trades
Common examples of trades operating in B2 industrial zones include:
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Engineering workshops (metal fabrication, machining)
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Logistics and distribution centers (bulk storage, warehousing)
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Car workshops and vehicle servicing (repair, maintenance, spray painting)
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Construction-related businesses (building materials, equipment storage)
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Food processing factories (non-clean processes with smell/noise impact)
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Heavy machinery repair and servicing
Difference Between B1 and B2
The key difference lies in intensity. B1 is for “clean and light” industries suitable near residential areas, while B2 is for “general” or heavier industries that must be located in designated industrial estates due to their impact on the environment.
Location and Accessibility
B2 industrial spaces are commonly found in industrial estates such as Tuas, Jurong, and Kaki Bukit. They are strategically located near expressways, ports, and transport networks to facilitate logistics, supply chains, and heavy movement of goods.
Key Highlight
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Zoning Purpose: B2 industrial spaces cater to heavier trades with higher environmental impact.
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Examples of Trades: Engineering workshops, logistics hubs, car workshops, food processing, and construction-related storage.
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Location Advantage: Usually located in Tuas, Jurong, Kaki Bukit, and other industrial estates with easy access to ports and expressways.
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Flexibility: Suitable for businesses that require large floor areas, heavy-duty operations, and bulk storage.
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Main Difference: Unlike B1 (clean industries), B2 is meant for heavy industries that cannot operate near residential areas.
Industrial Property
3 Reasons Investors Should Pay Attention
No Additional Buyer’s Stamp Duty (ABSD)
Industrial properties are not subject to ABSD, unlike residential properties. This allows both local and foreign investors to enter the market without incurring hefty upfront taxes. In today’s climate where residential ABSD rates have climbed sharply, industrial assets provide a more cost-efficient and accessible pathway for investors to grow their real estate portfolio without being weighed down by regulatory penalties.
Open Market for
Local and Foreign Investors
Unlike the residential sector, where foreigners face restrictions and additional stamp duties, industrial properties in Singapore can be purchased freely by both locals and foreigners. This open-access environment boosts demand, encourages cross-border investment, and enhances liquidity in the market. Supported by Singapore’s transparent regulatory framework and strong rule of law, investors enjoy a high level of security and clarity
Diversification and
Inflation Hedge
For investors already holding residential assets, industrial properties provide an effective way to diversify. Unlike residential landlords who absorb most costs, industrial landlords can typically pass certain expenses to tenants, improving cashflow. Beyond that, industrial assets serve as a hedge against inflation — they tend to appreciate in line with, or ahead of, rising prices, helping investors preserve and grow their wealth.
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AHAN CEA:R069723F
THE ROADMAP BUDDY
Formally part of JPMorgan Business Research Team, brings over 15 years of corporate experience. He specialised in cross-industry research, using advanced data analysis and information to deliver high-quality insights for business decision-making.
He supported research initiatives using quantitative and qualitative methods, delivering strategic insights. He worked with Investment Bankers across APAC, North America, and EMEA on Capital Markets (M&A, ECM, and DCM), tailoring his work to their research needs.
JANE TOH CEA:R065671Z
THE ORGANIZATION ALLY
Jane brings over 15 years of corporate finance experience, managing account portfolios across property development, creative advertising and global hospitality sectors. With an extensive experience with MNC, she managed regional financial reporting across APAC. With a strong expertise in contracts and financial governance, she ensure regulatory and corporate compliance. Adding value to real estate through strategic support and decision with her cross-border experience with effective stakeholder communication and negotiation.
ANGEL ONG CEA:R070189H
THE NUMBERS WHISPERER
With over 15 years of experience in accounting and finance, Angel has a proven track record in leading finance teams and contributing to an IPO listing. Her expertise spans financial analysis, strategic planning, and delivering value-driven solutions. Today, she applies this background to the RE sector, helping clients make well-informed property decisions. Consistently recognized for professionalism and results, Angel has earned strong client satisfaction and positive reviews throughout her career.
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