Understanding Self-Storage Use on JTC Industrial Land: A Comprehensive Guide

JTC Business 1 (B1) Zoned Sites

• Primary Purpose: Clean and light manufacturing activities (e.g., precision engineering, electronics assembly).

• Self-Storage Eligibility: Self-storage facilities may be considered only on selected B1 sites, subject to JTC’s approval and compliance with agencies such as the National Environment Agency (NEA) and Land Transport Authority (LTA).

• Exclusions: Certain B1 sites are strictly reserved for clean and light manufacturing. These locations are disallowed for any self-storage activity. Refer to the Map of restricted zones for more details.

JTC Business 2 (B2) Zoned Sites

• Primary Purpose: General industrial operations typically involving heavier manufacturing processes (e.g., metal stamping, chemical processing).

• Self-Storage Eligibility: Not allowed on any B2 sites due to the heavier manufacturing focus and associated operational requirements.

Business Parks

• Primary Purpose: Research & development, high-technology, and knowledge-intensive industries.

• Self-Storage Eligibility: Not permitted on any Business Park-zoned land.

Self-storage operators are not limited to JTC-owned industrial land. You may also explore:

• Commercial Sites: Seek private landlords for potential self-storage conversions, subject to URA guidelines.

• Privately Owned Industrial Sites: A viable alternative if the site is approved for warehouse use or if a successful change-of-use application is granted.

• Tip: Any change-of-use request requires URA’s review and assessment unless the existing premises is already approved for warehousing.

Change-of-Use Application

When a site is not already approved for warehouse usage, operators must submit a change-of-use application to the Urban Redevelopment Authority (URA). This process evaluates:

• Land Use Compatibility: Ensuring self-storage aligns with the broader urban planning objectives.

• Regulatory Compliance: Meeting safety and environmental standards (NEA, LTA, etc.).

Adherence to URA’s 60:40 Quantum Control

For self-storage developments in industrial zones, URA mandates a 60:40 split:

• At least 60% of the total gross floor area (GFA) must be allocated to core industrial activities.

• Up to 40% of the GFA can be used for ancillary, supporting uses, subject to agency approvals.

From 1 April 2025 onwards, the following guidelines apply:

New Sublets, Assignments & Lease Renewals

• Eligibility: Only B1 sites outside the reserved areas on the Map may be considered.

• Assessment Process:

JTC will review your proposal based on prevailing planning considerations and agency approvals.

Operators must comply with URA’s 60:40 quantum control and any additional conditions.

• Early Consultation: Lessees seeking to:

Sublet space for self-storage,

Change existing site usage,

Renew leases, or

Assign leases to a new self-storage operator,

are strongly encouraged to consult JTC in advance to clarify guidelines and expedite approvals.

Assignment & Lease Renewal Applications

• All new assignment and lease renewal proposals for self-storage use must meet JTC’s prevailing business assessment criteria.

• Change-of-Use Requests for self-storage activities should be submitted under an assignment application. JTC will evaluate the business proposal against its latest assignment criteria to ensure alignment with industrial land use priorities.

• Preservation of Industrial Capacity: JTC’s mission is to safeguard sufficient land for manufacturing—vital to Singapore’s economic growth.

• Balancing Competing Needs: Striking the right balance between core industrial uses and ancillary services ensures that essential manufacturing activities are not displaced.

• Regulatory and Safety Compliance: Heavy industrial zones require stricter safety measures, making them unsuitable for public-serving operations like self-storage.

• Urban Planning Objectives: Land-use planning in Singapore is holistic, ensuring cohesive development across different commercial, industrial, and residential areas.

• Identify Suitable B1 Sites: Verify if the location is within JTC’s approved zones for self-storage usage by referencing the Map of reserved and disallowed sites.

• Check Regulatory Requirements: Consult relevant agencies (NEA, LTA) and ensure your proposal aligns with environmental and transport guidelines.

• Prepare a Business Proposal: Develop a comprehensive plan for JTC’s assessment, demonstrating how your self-storage operations meet the 60:40 industrial-use guideline and other URA requirements.

• Submit Early for Pre-Consultation: Reach out to your JTC cluster officer early if you plan to sublet, assign, or renew a lease involving self-storage. This step can reduce approval times and streamline processes.

• Secure Official Approvals: Complete all necessary change-of-use submissions to URA (if required) and acquire final endorsements before commencing operations.

Alliance Facilities Management Pte Ltd is committed to upholding the highest standards of integrity, transparency, and ethical conduct. In the specialized field of Singapore industrial property consultancy, we recognize that our reputation is our most valuable asset.

As of January 2026, we have updated our pledge to align with the latest global governance standards and Singapore's stringent regulatory environment.

Our Zero-Tolerance Policy

We unequivocally reject any form of bribery, corruption, or unethical influence. Our commitment to a "clean business" ensures that every JTC application we handle is judged solely on its technical and economic merits.

• Compliance with the Prevention of Corruption Act (PCA)

Our operations are strictly governed by the Prevention of Corruption Act (Chapter 241) of Singapore. We do not offer, give, solicit, or accept any form of gratification—monetary or otherwise—to gain an unfair advantage in business dealings, lease assignments, or land tenders.

• Intellectual Honesty in JTC Consultancy

We pledge to provide "Intellectual Honesty" to our clients. If our feasibility study indicates that a project is unlikely to meet JTC’s 2026 productivity or solar mandates, we will advise the client candidly rather than proceeding with a non-compliant submission.

Pillars of Ethical Operation

• Full Operational Transparency

All business transactions are conducted with full transparency. We maintain meticulous records of all financial activities and consultancy steps, ensuring a verifiable "audit trail" for our clients and regulatory bodies.

• Protection of Client Confidentiality

We treat sensitive business data, including proprietary manufacturing processes and financial projections required for JTC submissions, with the highest level of data security and professional discretion.

• Avoidance of Conflict of Interest

AFM maintains strict internal controls to identify and mitigate potential conflicts of interest. We ensure that our advice remains objective and exclusively focused on the best interests of our clients and the integrity of the industrial land ecosystem.

To Our Clients & Partners

Trust is the cornerstone of our relationship. This pledge represents our unwavering commitment to maintaining your confidence by ensuring that all interactions are conducted with the utmost integrity. By working together with honesty, we achieve success that is both sustainable and honorable.

Danny Mak Lead Consultant & Director Alliance Facilities Management Pte Ltd