Policy Update - Dormitory: A Comprehensive Guide

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• Established in 2011, Alliance Facilities Management Pte Ltd has earned a solid reputation for guiding both multinational corporations and small-to-medium enterprises through Singapore’s complex industrial property market—especially when it comes to JTC-related services. From JTC Lease Assignments and Lease Renewals to Anchor Tenant Applications and Industrial Land Tenders, our team offers end-to-end support to help your business secure approvals under stringent JTC guidelines.

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• Backed by over 100 successful JTC submissions totalling more than SGD 1 billion in value, our track record speaks for itself. We focus on delivering real results. That’s why we charge fees only upon successful approval, reflecting our unwavering confidence and commitment to your success. Our experts meticulously craft comprehensive business plan justifications, present fixed asset investments and redevelopment plans, and demonstrate job creation potential—all to reinforce your project’s economic value and win regulatory approval.

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• Beyond specialized JTC services, Alliance Facilities Management Pte Ltd provides holistic facilities and construction management solutions. Whether we’re optimizing your current facilities or overseeing new developments, our attention to detail and proactive approach ensure efficient execution while upholding the highest standards of quality and compliance.

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At Alliance Facilities Management Pte Ltd, we believe that navigating Singapore’s industrial property market should be a strategic advantage, not a hurdle. Trust our decade of expertise, proven methodology, and results-driven fee structure to safeguard your interests, ensure a seamless approval process, and enhance your operational efficiency.

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Stay informed about the latest JTC Industrial Land Lease policy changes that aim to provide greater flexibility, certainty, and support for businesses. Below is a comprehensive overview of the enhancements and their implementation timelines.

1. Additional Three-Year Lease Tenure for New Greenfield Industrial Land Allocations

• Key Update: JTC will offer an additional three years of lease (with payable land rent/premium) for all new greenfield allocations requiring new building development. This ensures businesses can enjoy the full 20- or 30-year intended lease term.

• Why It Matters: Helps businesses cover building and development periods without sacrificing lease duration. Provides more predictability in operational and capital planning.

• Implementation Timeline: Immediate effect.

2. Introduction of the Flexible Lease Extension Initiative (FLEXI)

• Key Update: Eligible land lessees on 20-year JTC leases can extend their leases in up to two tranches of five years each. Businesses must demonstrate strong economic outcomes and commit to new plant and machinery investments to qualify.

• Why It Matters: Allows businesses to extend beyond the original 20-year term by up to an additional 10 years. Encourages sustained economic growth and investment within Singapore’s industrial landscape.

• Implementation Timeline: Targeted for 2H2025.

3. Earlier Lease Renewal Applications

• Key Update: JTC will bring forward the lease renewal application window from six years to ten years before the prevailing lease expiry.

• Why It Matters: Provides businesses with greater certainty about lease continuation well in advance. Facilitates long-term strategic planning, including expansion and technology upgrades.

• Implementation Timeline: Targeted for 2H2025.

4. Broader Recognition of Auditable Investments in Innovation and R&D

• Key Update: Beyond traditional Plant and Machinery (P&M) investments, JTC will recognize auditable investments in innovation, R&D, digital transformation, and Intellectual Property (IP) creation. This expanded definition aligns with evolving business models and supports value creation and productivity.

• Why It Matters: Encourages companies to invest in advanced technologies and IP, driving competitiveness and growth. Acknowledges modern forms of capital investments critical to innovation-driven enterprises.

• Implementation Timeline: Targeted for 2H2025.

Conclusion

These JTC Industrial Land Lease policy enhancements are designed to provide businesses with:

• Extended lease security for better long-term planning.

• Greater flexibility to adapt and grow.

• Incentives for innovation through recognition of diverse forms of investment.

For more information or to discuss how these changes can benefit your business, contact us or visit our website. Stay ahead with the latest updates and make the most of your industrial land lease tenure under JTC’s enhanced framework.

Thank you for your continued trust and partnership with Alliance Facilities Management Pte Ltd.

Answer: Effective date 10 February 2023

To provide more temporary housing options for migrant workers while additional purpose-built dormitories are being constructed1, URA will temporarily revise the guidelines as follows:

• Applications for (i) new temporary workers’ dormitories, and (ii) increase in the number of workers in existing dormitories within 13 specified industrial areas outlined can now be considered.

• Allowable quantum for ancillary/secondary uses can be increased from 40% to 49% to accommodate temporary worker’s dormitories.

• With the temporary revision of the guidelines, applications for new temporary workers’ dormitories or to increase the number of workers in existing dormitories within 13 specified areas will now be assessed on an individual basis by URA and technical agencies. Applications may be supported only if the proposed workers’ dormitory meets prevailing guidelines and can be supported by existing infrastructure. There are currently 6 sub-areas within the 13 specified areas where the local sewer infrastructure cannot cater to any increase in workers, and hence applications for new dormitories or increase in number of workers in existing dormitories cannot be supported. These sub-areas are shown in red within the plans.

• Please note that any Temporary Permission (TP) granted by URA for applications within the specified areas will only be for up to three years and may not be renewed subsequently.

• The allowable quantum for ancillary/secondary uses will be allowed to increase from 40% to 49% to accommodate temporary workers’ dormitory use. This will apply to all applications for new temporary workers’ dormitories or to increase the number of workers in existing dormitories, including those within specified areas.

Answer: 

• The Ministry of Manpower (MOM) will expand the coverage of the Foreign Employee Dormitories Act (FEDA) from 1 April 2023 to include migrant worker (MW) dormitories with 7 or more beds. Currently, only dormitories with 1,000 or more beds are licensed under FEDA. The expansion of FEDA will bring MW dormitories under a single regulatory and enforcement framework, giving MOM regulatory levers to raise their operating standards as well as impose requirements to manage disease outbreaks.

• With this change, 1,600 dormitories (total of 439,000 beds) will be licensed under FEDA, compared to 53 dormitories (total of 256,000 beds) now.

Answer: 

• Currently, all MW dormitories are subjected to various requirements across different legislation, covering areas such as fire safety, living conditions, sanitary, and public health requirements. Only dormitories with 1,000 beds or more are licensed under FEDA and are subject to additional requirements for public health and safety, and the provision of recreation and commercial facilities for their residents.

• With the expanded FEDA, the requirements for MW dormitories will be consolidated under a single regulatory framework. Dormitories will fall under four licence classes3 depending on their size. A set of essential living requirements (e.g. minimum space per resident, maximum room occupancy, cleanliness and ventilation) will be applied to all dormitories; larger dormitories will be subject to more stringent requirements on dormitory management, resident welfare and safety and health.

• Dormitories with 1,000 beds or more will not see any change in requirements from today. Dormitories with 7 to 999 beds will be subject to new requirements in the areas such as reporting requirements, traffic management, and contingency plans for public health outbreaks.

Answer: 

• Existing dormitories with 1,000 beds or more can continue to operate normally as they are already licenced under FEDA. New dormitories which intend to begin operations on or after 1 April 2023 must apply for a full FEDA licence, which will be valid for three years.  

• Existing dormitories with 7 to 999 beds, as well as new dormitories that intend to begin operations before 1 April 2023, must apply for a provisional FEDA licence from January 2023. The provisional FEDA licence which is valid for up to two years, will be issued through a simplified application process to onboard existing operators seamlessly. MOM will organise briefings for the dormitory operators, conduct checks, and support dormitory operators to meet the FEDA requirements.

Answer: 

Full Set of Essential Living Requirements:

• Minimum living space of ≥ 4.2 square metres per resident

• ≤ 12 residents per room

• ≥ 1 en-suite toilets (bathrooms/ hand-wash basins) per 6 residents

• ≥ 1 cooking stove per 6 residents

• ≥ 1 dining seat per 6 residents

• Sufficient laundry facilities for residents

• 1 bed per resident,

• 1 lockable cabinet per resident

Basic Set of Dormitory Management Requirements:

• Submit resident nominal roll to MOM for contact tracing

• Reporting of incidents affecting safety, health or well- being of residents to relevant authorities

Basic Set of Resident Welfare Requirements:

• Improved infrastructure requirement - Recreation amenities (50 to 299 beds)

• Minimum of 50square metres indoor and 100 square metres outdoor recreation amenities

• Wi-Fi in common and living areas

• Designated pick-up point within compound of the dormitory

Basic Set of Safety & Health Requirements:

• Improved infrastructure requirement - Isolation facilities

• ≥ 1.0% of total bed spaces (during peacetime) and additional ≥ 1.5% of total bed spaces (during public health outbreaks)

• Infection prevention and control measures such as the use of personal protection equipment and higher cleaning frequency in dormitory.

Answer: 

All requirements from Class 1 will apply, with addition of:

Highest Dormitory Management Requirements:

• Submit regular management reports on dormitory management practices to MOM (for commercial dormitories)

Higher Safety & Health Requirements:

• Fire drills based on emergency response plans

• Contingency plan for public health outbreaks – e.g. activation of additional isolation facilities and infection prevention and control measures

• Automated External Defibrillator (AED) – ≥ 1 AED for emergency use by residents and staff

• Access control measures for dormitory (e.g. security guards, computerised access system)

Answer: 

All requirements from Class 1 will apply, with addition of:

Higher Resident Welfare Requirements:

• Recreation amenities (300 to 499 residents) – Minimum of 75 square metres indoor and 150 square metres outdoor recreation amenities

• Recreation amenities (500 to 999 residents) - Minimum of 100 square metres indoor and 250 square metres outdoor recreation amenities

• Commercial amenities (300 to 499 residents) - Minimum of 50sqm

• Commercial amenities (500 to 999 residents) – 0.10 to 0.30 square metres per resident

• Traffic marshals to manage pick-up and drop-off activities for dormitory, when directed by authorities

Higher Safety & Health Requirements:

• Wastewater surveillance (≥ 500 beds) – Separate sanitary lines and inspection chambers per 1,000 residents

Answer: 

All requirements from Class 1 will apply, with addition of:

Highest Resident Welfare Requirements:

• Commercial amenities (≥1,000 beds) - 0.10 to 0.30 square metres per resident (including minimart, barber service)

• Recreation amenities (≥1,000 beds) - Minimum of 0.10 square metre indoor recreation amenities (including gymnasium, multi-purpose room) and Minimum of 0.30 square metres outdoor recreation amenities (including hard court and open grass field)

• Organise events during public holidays

Highest Safety & Health Requirements:

• Emergency response vehicle access points in dormitory