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

Alliance Facilities Management Pte Ltd: 

• ✅ Established in 2011, Alliance Facilities Management Pte Ltd has been Singapore’s trusted specialist in JTC Lease Assignment Applications, JTC Lease Renewal Applications, JTC Anchor Tenant Applications, and related industrial property services. We help clients navigate Singapore's complex industrial real estate landscape with clarity, compliance, and confidence.

• ✅ With over 100 successful JTC submissions valued at more than SGD 1 billion, our proven track record and deep regulatory expertise have made us a leading name in JTC consultancy. Our team works with a broad spectrum of clients, including listed companies, MNCs, and SMEs—delivering tailored support aligned with JTC’s evolving policies and business requirements. Read More >>

Why Choose Alliance Facilities Management? 

• ✅ Proven Results: 100+ JTC approvals and counting

• ✅ Success-Based Fees: No upfront charges—we only get paid when you do

• ✅ Expertise in JTC Guidelines: We understand what JTC looks for and how to present your case

• ✅ Comprehensive Documentation: Business plans, fixed asset justifications, job creation strategies, and compliance support

• ✅ Full-Spectrum Support: From pre-submission to post-approval coordination

Industries We Serve:

We’re proud to serve a wide array of industries and business sizes, including:

• ✅ Listed Companies (21%)

• ✅ Multinational Corporations (22%)

• ✅ Small and Medium Enterprises (57%)

Our diverse client base spans:

Sector Client Share

Chemical / Gas 9%

Construction / Engineering 21%

Distribution / Warehousing 12%

Food Production / Distribution 12%

General Manufacturing / Engineering 10%

Logistics / Transportation 7%

Marine / Shipbuilding 11%

Others - Waste Treatment / Automobile 6%

Precision Engineering / Cleanroom 7%

Retail & Distribution 5%

We tailor our services to the unique challenges and opportunities of each sector.  Read More >>

Success-Based JTC Consultancy You Can Trust

Our business model is simple: we win only when you do. That means no upfront fees. Our reward is directly tied to securing JTC's approval for your application. If, during our initial assessment, we believe the project is unlikely to be approved, we will advise you candidly before proceeding. Let us know how we can help.  Read More >>

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.