A sale opportunity has arisen for a general industrial building located at 21 Fan Yoong Road. The building is situated in the mature Jurong Industrial Estate in western Singapore and is listed on the Singapore stock exchange. Previously, the building had served as the corporate headquarters for construction and civil company Tiong Seng for a period of seven years. However, the company has since relocated to leased premises at 30 Kallang Place.
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Tiong Seng had acquired the 60,789 sq ft site from JTC in 2017 on a 20-year lease. The site has a gross floor area (GFA) of 155,037 sq ft, with a remaining lease tenure of 12 years from Nov 16, 2017. Following the acquisition, Tiong Seng demolished the old structure on the site and built the current nine-storey facility, which is regarded as the tallest building in the Jurong Industrial Estate.
According to Sammi Lim, founder and executive director of Brilliance Capital – the exclusive marketing agent for the property – the building was custom-built to cater to Tiong Seng’s operational requirements. The first six levels (Levels 1 to 6) were designed as high-specification production space, while the top three floors (Levels 7 to 9) were meant for modern ancillary office space, capable of accommodating over 250 staff. The office area includes a boardroom, two meeting rooms, an open pantry, and a gym. Additionally, the building features a temporary on-site dormitory approved for up to 36 workers.
Lim highlights the rare feature of on-site dormitories, which has become increasingly desirable for occupiers seeking integrated accommodation and workforce support. She also believes that the building is an attractive option for end-users looking to consolidate their operational, backend, and administrative functions under one roof.
Apart from being purpose-built for Tiong Seng, the building is also versatile enough to accommodate other heavy industrial uses. It boasts ceiling heights of up to 13.4m, heavy floor loading of up to 25kN per sq m, and built-in crane infrastructure – including 11 overhead cranes ranging from 10 to 20 tonnes. Serving the building is a 5,000 kg cargo lift, two passenger lifts, and a dedicated service lift.
The site is zoned “Business 2”, permitting various heavy industrial and warehousing uses such as servicing and repairing construction plant and equipment, and storage of construction materials. The zoning also enables other uses like heavy manufacturing, machinery servicing, and material storage.
The property’s amenities also make it suitable for alternate industrial uses such as marine and offshore equipment servicing, maintenance of heavy vehicles and equipment, manufacturing and assembly of cranes, lift systems, turbines and industrial-grade equipment, and high-voltage electrical systems like switchgear and transformers. Other potential users include oil and gas equipment suppliers, waste management and recycling companies, plastic or injection moulding operators, general storage providers, automotive component manufacturers, and logistics or bulk storage firms.
The nearest MRT station is Boon Lay MRT Station on the East-West Line, a 12-minute walk from the building at 21 Fan Yoong Road. Brilliance Capital’s Lim notes that the property is in a prime location to benefit from the government’s ongoing investments in Singapore’s western region. These investments include the development of the Jurong Innovation District (JID), a hub for advanced manufacturing, robotics, and R&D, as well as the future Tuas Port, touted to be the world’s largest fully automated port.
According to the URA Master Plan 2025, the broader Jurong area is being transformed into a future-ready industrial and innovation corridor, featuring improved infrastructure, smart logistics, and green connectivity. The Jurong Industrial Estate is part of this transformation, and the nearby Jurong Lake District is also set to become the largest mixed-use business district outside the Central area.
On June 18, 2025, Tiong Seng announced that it had sold an industrial property at 6 Tuas Street 11 for $10.5 million to an unrelated party. The buyer, Maxwell Technology, is a manufacturer of high-end photovoltaic equipment. The Tuas property sits on a 20-year JTC lease from May 27, 2015. The sale of the properties at 6 Tuas Street 11 and 21 Fan Yoong Road were part of an asset disposal initiative announced by Tiong Seng in a circular issued in November 2023.
According to a valuation report by JLL dated August 17, 2023, the property at 21 Fan Yoong Road had a market value of $24.5 million. Hence, the current guide price of $25 million is close to this valuation, notes Lim. The property is on sale via an expression of interest exercise, which closes on Aug 26.