JTC Food Factory Locations Singapore | SFA Zoning & Buffer Rules

JTC’s published food-zone maps identify several established food manufacturing clusters in Singapore.

Northern Singapore

• Senoko, Woodlands East and Sembawang

• These northern industrial areas include designated food-zone boundaries and surrounding 100-metre buffer areas shown in JTC’s published location maps.

Eastern Singapore

• Bedok Industrial Park E

• Bedok Industrial Park E contains designated food-zone land. The nearby JTC Bedok Food City is a multi-tenanted food development intended for activities such as food processing, catering and central-kitchen operations.

Western Singapore

• Chin Bee, Tanjong Kling, Fishery Port and Pandan

• These locations form part of the established Jurong food-manufacturing cluster shown in JTC’s food-zone map. Exact food-zone and buffer boundaries should be checked against the applicable property address.

North-Western Singapore

• Mandai

• JTC’s published map identifies a food-zone area around Mandai Link and the surrounding Mandai industrial estate.

Central and East-Central Singapore

• Kampong Ampat, Paya Lebar iPark, Tai Seng, Kampong Ubi and Aljunied

• These are established industrial clusters containing specific food-zone sites. Not every industrial property within the wider district is automatically approved for food production.

South-Western Singapore

• Tuas and Tuas View

• JTC’s map identifies specific food-zone sites within the wider Tuas and Tuas View industrial areas. Businesses must confirm the precise boundary and approved property use rather than relying only on the district name.

Kallang Way Food Manufacturing Site

• JTC has confirmed that the Kallang Way Industrial Government Land Sales site is located within a designated food zone. The site was tendered as Business 2 – Food Only and was planned for food-manufacturing, ancillary industrial and selected supporting uses.

JTC’s usage guidelines state that B1 activities are to be located within the 100-metre buffer surrounding a JTC Food Zone. JTC’s maps separately show the food-zone boundary and the surrounding buffer boundary.

The buffer is intended to support land-use compatibility around food-manufacturing areas. It should not be described as a universal requirement that every food factory must be exactly 100 metres away from every B2 business.

Separately, URA explains that NEA generally requires a 100-metre nuisance buffer from a B2 zone to surrounding areas. The applicable requirement depends on the site, planning context and nature of the proposed industrial activity.

Under the URA 60:40 industrial use rule, at least 60% of the applicable industrial Gross Floor Area must be used for the approved industrial purpose. Up to 40% may be used for ancillary or supporting functions.

For a food factory, the industrial component may include approved manufacturing, processing, packing, production and related industrial activities. Ancillary space may include supporting offices, meeting rooms and other approved secondary functions.

For a multi-user industrial development, the 60:40 control applies to the development as a whole and to each strata-subdivided industrial unit. The classification of individual rooms and common areas should be confirmed against the approved plans and prevailing URA requirements.

No. A central kitchen or food-processing line cannot be assumed to be permissible merely because a property is described as a factory.

Before committing to a property, the business should confirm:

• The existing approved use of the property.

• Whether the site is within a JTC Food Zone or another area acceptable to SFA.

• Whether the proposed activity complies with URA industrial-use controls.

• Whether other trades within the same building could contaminate food products.

• Whether the unit can meet SFA’s layout, hygiene and infrastructure requirements.

• Whether additional NEA, PUB, SCDF, building-management or landlord approvals are required.

SFA states that food-processing establishments should be within food zones or compatible industrial areas. For certain processing establishments, non-food trades or contaminating activities should not be located within the same food building.

A business carrying out food processing or food repacking that breaks the primary packaging generally requires a Licence to Operate a Food Processing Establishment.

Only one food-processing establishment licence is generally required for each premise. Where the licensed food-processing premise also contains cold-storage facilities, a separate cold-store licence may not be required for the same premise.

The application generally includes:

• A proposed factory layout plan.

• A process-flow chart.

• Particulars of the food products.

• SFA’s assessment of the application.

• A site inspection of the completed premises.

Food-processing establishment licences are valid for one year and must be renewed before expiry

A proposed food factory layout should facilitate hygienic and controlled movement from incoming raw materials to finished products.

Depending on the food activity, important considerations may include:

• Separation of raw-material, processing, packing and finished-product areas.

• A smooth workflow with minimal crossing or backtracking.

• Pest-resistant doors, windows and building openings.

• Durable, washable and impervious floors and walls.

• Adequate floor drainage and wastewater discharge arrangements.

• Suitable extraction, ventilation and temperature controls.

• Separate storage for ingredients, packaging, finished goods and cleaning materials.

• Appropriate cold-room and temperature-monitoring systems.

• Dedicated waste-storage and disposal arrangements.

• Suitable staff-changing, handwashing and sanitary facilities.

SFA may impose additional requirements according to the particular food trade and production process.

Before signing an option, tenancy agreement or sale and purchase agreement, the company should conduct a food factory site-eligibility review covering:

• Property approval: Confirm the existing approved use and any use restrictions.

• Location compatibility: Check whether the property is within a food zone, approved food building or compatible industrial area.

• Building compatibility: Identify all other operations within the same building and nearby units.

• Space planning: Test the proposed production layout against the URA 60:40 rule and SFA workflow requirements.

• Technical capacity: Review electrical load, water supply, drainage, exhaust routes, floor loading, cold-room requirements, loading access and waste handling.

• Application requirements: Identify whether JTC consent, change-of-use approval, landlord approval, planning permission or other agency clearances are required.

A preliminary review should be completed before substantial fitting-out expenditure or a long-term property commitment is made.

Alliance Facilities Management Pte Ltd provides advisory support for businesses evaluating food-manufacturing premises on JTC land or within JTC industrial developments.

Our assistance may include:

• Preliminary food factory location and use assessment.

• Review of JTC lease, tenancy and approved-use conditions.

• Assessment of the proposed operational activity and production process.

• Review of the URA 60:40 industrial-space allocation.

• JTC change-of-use, lease-assignment, anchor-tenant or lease-renewal strategy.

• Operational, employment, machinery-investment and space-use justification.

• Coordination of supporting information for the JTC submission.

• Preparation of a detailed business plan where required.

Where a comprehensive JTC business plan is required, our Company generally prepares an 80 to 120-page business plan, depending on the complexity of the company, project, property and proposed application.

JTC food-zone maps show defined boundaries and should not be interpreted as approval for every property within a wider industrial district.

The suitability of a particular address depends on its approved use, lease or tenancy conditions, building configuration, surrounding operations and the requirements of the relevant authorities. Companies should obtain the necessary confirmations before entering into a binding property commitment.

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Our diverse client base spans:

Sector (% Share)

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