JTC Assignment of Lease: Frequently Asked Questions (FAQs)

Answer: Alliance Facilities Management Pte Ltd is Singapore’s trusted specialist in JTC Lease Assignments. We:

• Prepare your full submission package to JTC, including business plan, fixed asset justifications, and redevelopment plans.

• Ensure regulatory compliance across all government agencies.

• Engage directly with JTC officers on your behalf.

• Offer a 100% success-based fee model — no upfront fees, payment only upon JTC approval.

Over a Decade of Proven Results

• 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.

Detailed Business Plan (80 to 120 pages) to JTC for JTC Assignment of Lease should include - 

1. Executive Summary

2. Introduction

3. Basic Corporate Data

4. Management Team

5. Organisation Structure

6. Our Principal Services

7. Overall Operation Flow

8. Operational Synergy

9. Why Clients Choose Us

10. Marketing & Business Development

11. Staff Training & Development

12. Top 10 Customer Listing (2024)

13. Major Project Reference

14. Sub-Contractor & Supplier List

15. Environmental Sustainability Practices

16. Pricing Strategy

17. Entry Barriers

18. Market Dynamics And Trends

19. Market Shares & Competitors

20. SWOT Analysis

21. SWOT Analysis - Strengths

22. SWOT Analysis - Weaknesses

23. SWOT Analysis - Opportunities

24. SWOT Analysis – Threats

25. Proposed Factory Layout Plan

26. Existing Operating Premises

27. Equipment / Machinery List

28. Value Added Projection & Analysis

29. Revenue By Business Segment

30. Remuneration Projection & Analysis

31. Headcount Projection

32. New Employees Justification

33. Project On Hand

34. Project Under Negotiation

35. Proposed New Investment

36. Strategic Plan Conclusion

37. Financial Statements Analysis

38. NEA Application

Answer: A JTC Lease Assignment—also known as Transfer of Lease—is the legal process of transferring all leasehold interests, rights, and obligations from an existing tenant (Assignor) to a new party (Assignee). This process is governed by JTC Corporation’s policies to ensure Singapore’s scarce industrial land continues to be optimally utilised for economically productive activities.

Generally, this can be classified into the following categories:

• Outright sale of factory premises plus leasehold improvements to a prospective buyer

• Corporate restructuring and/or assignment or transfer of the lease of property to a related or joint-venture company where there is a shareholding relationship between the assignor or transferor company and the assignee or transferee company

• Inclusion or withdrawal of partners within a firm (Applicable for sole-proprietorship or partnership only)

• Conversion of legal entities from sole-proprietorship or partnership to a private limited company and vice-versa

• Taking over of business as an ongoing concern, this involves a transfer of the manufacturing facilities, plant and machinery, and staff. The buyer will assume all business interests formerly undertaken by the seller. There is essentially no change in the existing approved site activities.

• Sale and leaseback arrangement, where the industrialist assigns the property to a third-party facility provider and in turn rents it back again from the third-party facility provider for its continual usage. The intention is generally to facilitate off-balance financing.

Answer: You may be eligible to apply if:

• Your lease is not within the Assignment Prohibition Period (typically 5–10 years).

• You have more than 5 years of lease term remaining.

• Your existing use and the proposed use are compatible with JTC’s land zoning and URA regulations.

• You have fulfilled all building investment criteria and do not have any outstanding rent, illegal subletting, or regulatory breaches.

Answer: The Industrial Allocation System (IAS) has been used for Industrial Siting Consultation (ISC) since 2007. However, the system has reached its end-of-life and will be replaced with the Environment Protection Management System (EPMS). With effect from 11 Mar 2024, ISC applications will be submitted  via the following website link: 👉 https://epms.nea.gov.sg  

For Frequently Asked Questions (FAQs) on Siting Consultation (ISC) & Environment Protection Management System (EPMS) Click Here.

Answer: 

• Outright sale of factory premises.

• Corporate restructuring or JV consolidation.

• Sole-proprietorship converting to a Pte Ltd company.

• Transfer of ongoing operations (machinery, manpower, and operations remain).

• Sale-and-leaseback to a third-party facility provider.

Answer: Some key requirements include:

• Assignee’s ACRA business profile.

• NEA Industrial Allocation No-Objection Letter.

• Assignee’s audited financials and business plan.

• Track records (if real estate or fund-related buyer).

• LTA Land Use Form (for warehousing).

• SCDF permit (if storing flammable materials).

• Waterfront or Jurong Island site-specific forms.

Answer: If no Environmental Site Assessment (ESA) is required: within 3 months from JTC's consent.

If ESA is required: typically 3–6 months depending on site conditions and NEA timelines.

Answer: An ESA (previously called Environmental Baseline Study or EBS) evaluates soil and groundwater contamination risks. It is mandatory for:

• Sites with pollutive activities.

• Lease assignments involving such activities.

• Change of use or renewal with pollutive operations. 

From 01 Feb 2024 onwards, to be consistent in terms of reference with other agencies, JTC Environmental Baseline Study (EBS) has been re-named to JTC Environmental Site Assessment (ESA).

Answer: If your SSIC code falls within NEA’s Pollutive Industries List, ESA will likely be triggered. Common industries include:

• Chemical manufacturing

• Oil recycling

• Food processing

• Marine waste management

Answer: This refers to the period during which JTC does not allow lease assignment:

• Leases ≤ 30 years: Minimum 5 years after last assignment

• Leases > 30 years: Minimum 10 years after last assignment

• New lessees must fulfil minimum building investment and occupancy period.

Answer: Yes. Under the 2026 JTC sustainability framework, any lease assignment for a site with ≥800 sqm of contiguous rooftop and ≥15 years remaining must include a Solar Deployment plan. AFM assists in coordinating with Qualified Persons (QP) to meet these mandatory 2026 requirements during the application phase.

Answer: ROFR is a clause where JTC must be offered the right to purchase the property first, before it is sold on the open market. It applies to leases issued or renewed after 15 April 2010 and must be adhered to before assignment.

Answer: Yes. Since 1 January 2018, all HDB industrial properties and land leases have been transferred to JTC. The same Assignment of Lease procedures and conditions now apply.

Answer: The following must take place:

• Payment of any outstanding fees (land rent, stamp duty, legal).

• ESA completion (if applicable).

• Registration of Variation of Lease with SLA.

• Recalibration of land rent to prevailing posted rate (unless exempted).

• Legal completion of transfer within 3–6 months.

Answer: 

• Ensure no breach of lease terms.

• Settle all dues to JTC and government agencies.

• Complete all ESA decontamination (if applicable).

• Submit required documents like Board Resolutions and Undertakings.

Answer:

• Submit a full business plan justifying use, job creation, and value-add.

• Accept JTC’s terms in the Consent Letter.

• Undertake new lease obligations, solar requirements, and GIRO setup.

• Maintain site operations within approved use.

Answer: Responsibility falls on the Buyer (Assignee) after legal completion. JTC reserves the right to enforce rectification or re-entry if breaches are not remedied.

Answer: Yes. Under the Rent/Fee Revision Scheme, land rent increases are capped at 5.5% per year, based on the JTC Rent Review Exercise, typically in January and July of each year.

Answer: Yes. Approved subletting continues post-assignment unless otherwise informed. The Assignee must submit fresh subletting applications post-transfer for continued sublet arrangements.

Answer: These questions and answers provide a clear understanding of JTC’s subletting policy and help clients navigate the application and compliance processes effectively. Visit Link HERE

Answer: Both Assignor and Assignee must:

• Accept JTC’s Consent Letter terms in writing

• Submit Board Resolutions

• Provide payment proof for administrative fees

• Sign and register the Variation of Lease with SLA (Assignee only)

Answer: JTC’s The Assignee must:

• Reinstate the site to its original condition

• Remove all structures, solar panels (unless waived)

• Submit compliance reports per JTC’s Site Return Guideline.

Answer: 

Submission to JTC: Within 6 weeks of full information

JTC Consent Letter: Typically 2–3 months

Legal Completion: Within 3–6 months (with/without ESA)

Answer: Visit www.afm.com.sg  or contact us via WhatsApp at Danny Mak to schedule a consultation. We operate on a success-based fee model, meaning you only pay when your renewal is approved.