JTC Self-Storage Policy Singapore | Industrial Land Guidelines

The JTC self-storage policy governs whether a property on JTC industrial land may be used for self-storage operations.

JTC industrial land is primarily intended to support manufacturing and other qualifying industrial activities. To preserve sufficient industrial space for these purposes, self-storage use may only be considered at selected Business 1 (B1) sites.

Approval is not automatic. Each proposal remains subject to:

• The location and zoning of the property

• Whether the site is within a location reserved for manufacturing

• The existing approved use of the premises

• URA planning requirements

• JTC’s prevailing assessment criteria

• Requirements imposed by relevant technical agencies

• The proposed operating model and use of the premises

Businesses should therefore conduct an eligibility assessment before purchasing, leasing, subletting or converting a JTC industrial property for self-storage use.

From 1 April 2025, new applications involving self-storage activities at eligible JTC Business 1 sites are assessed under JTC’s prevailing framework.

The framework applies to new applications involving:

• Subletting for self-storage use

• Assignment of a JTC lease

• Renewal of a JTC lease

• Changes to an existing site use

• The introduction of a self-storage operator or business

The site must be outside locations reserved for clean and light manufacturing where self-storage use is disallowed.

Applicants should pre-consult JTC before making a financial commitment or submitting a formal application.

Selected Business 1 Sites

Self-storage use may be considered at selected Business 1 industrial sites, subject to:

• The property being outside JTC’s reserved locations

• Compliance with the applicable land-use and planning requirements

• Acceptance of the proposed use by JTC

• Approval from the relevant authorities

• Compliance with the URA 60:40 use-quantum requirement

Being located within a B1 zone does not by itself guarantee approval.

Business 2 Sites

JTC Business 2 sites are not eligible for self-storage use under the prevailing framework.

Business 2 areas are intended for general industrial activities, including uses that may require larger nuisance or safety buffers.

Business Park Sites

Self-storage use is not allowed on JTC Business Park sites.

Business Park developments are intended primarily for activities such as research and development, high-technology operations, product development, data processing and other knowledge-intensive business activities.

Commercial and Private Industrial Properties

Self-storage operators may also consider suitable commercial properties or privately owned industrial properties.

Separate planning, landlord, title, building and regulatory requirements may apply. A property being privately owned does not mean that self-storage use is automatically permitted.

Yes.

JTC identifies selected Business 1 locations reserved for clean and light manufacturing use where self-storage activities are disallowed.

An operator should therefore verify:

• The property’s zoning

• The site’s existing approved use

• Whether the property falls within a reserved location

• The lease conditions

• Whether self-storage is compatible with the surrounding land uses

• Whether the premises already have an approved warehouse use

This assessment should be completed before signing an option, tenancy agreement, sale-and-purchase agreement or other binding property commitment.

Self-storage operators at eligible B1 sites must comply with URA’s 60:40 use-quantum control.

For a Business 1 industrial development:

• At least 60% of the applicable Gross Floor Area must be used for industrial purposes

• Up to 40% may be used for ancillary or supporting purposes

The assessment may differ depending on whether the development is:

• A single-user development

• A multi-user development

• Strata subdivided

• Sublet to other occupiers

The proposed layout, storage operations, office areas, reception areas, customer-access areas and supporting spaces should be clearly identified.

Applicants should not assume that the entire self-storage facility will automatically qualify as industrial use. The proposed activities and floor-area allocation should be reviewed against prevailing URA requirements.

A change-of-use application may be required where the premises are not already approved for an appropriate warehouse or storage use.

The applicant should review:

• The existing approved use

• The proposed self-storage activities

• Whether there will be public or customer access

• The proportion of storage and ancillary areas

• Fire-safety requirements

• Traffic and loading arrangements

• Building-control requirements

• Any conditions imposed under the JTC lease

Where the premises already have an approved warehouse use, a separate URA change-of-use application may not always be necessary. However, JTC’s consent and other approvals may still be required.

Applicants should obtain confirmation based on the specific property rather than relying solely on the general zoning description.

Where an existing lessee proposes to introduce self-storage activities, the application route will depend on the property arrangement and the proposed transaction.

The matter may involve:

• A request to change the existing site use

• A JTC subletting application

• A JTC assignment-of-lease application

• A JTC lease-renewal application

• A business-proposal assessment

• A URA change-of-use application

• Clearances from relevant technical agencies

JTC states that a request to change an existing use to self-storage should be submitted through an assignment application and assessed against its prevailing assignment criteria.

The exact procedure should be confirmed with JTC for the individual property and transaction structure.

A proposal to sublet JTC industrial premises to a self-storage operator may be considered only where:

• The site is eligible for self-storage use

• The proposed subtenant and activities are acceptable

• The proposal complies with JTC’s subletting requirements

• The development continues to satisfy the applicable use quantum

• The relevant planning and technical approvals are obtained

The head lessee remains responsible for compliance with the JTC lease and the approved use of the premises.

No self-storage operation should commence before the required approvals have been obtained.

A proposed assignment of a JTC lease to a self-storage business is subject to JTC’s prevailing assignment policy and assessment criteria.

The application may require information on:

• The incoming company and its shareholders

• The proposed business activities

• The operating model

• The intended use of the premises

• Existing and proposed floor-space allocation

• Financial capacity

• Employment plans

• Fixed-asset or operational investments

• Compliance with the URA 60:40 requirement

• Relevant planning and technical approvals

An assignment should not be treated as a conventional property sale. JTC’s prior written consent is required before the transfer can be completed.

A JTC lease-renewal application involving self-storage use will be assessed against JTC’s prevailing renewal criteria and the policy applicable to the site.

The applicant may be required to demonstrate:

• Continued eligibility of the site

• Compliance with approved land use

• A sustainable business proposal

• The operational need for the premises

• Appropriate use of the industrial space

• Compliance with the URA 60:40 rule

• Financial and operational capability

• Relevant business, employment or investment plans

An existing self-storage operation does not automatically guarantee a further lease term.

Operators approaching lease expiry should begin their review early to allow sufficient time for eligibility checks, proposal preparation and discussions with JTC.

Depending on the property and proposed operations, approvals or technical requirements may involve:

• JTC Corporation

• Urban Redevelopment Authority

• Singapore Civil Defence Force

• Building and Construction Authority

• National Environment Agency

• Land Transport Authority

• Other relevant government or technical agencies

The authorities involved will depend on the existing building, the proposed alterations, customer access, loading activities, fire-safety design and surrounding infrastructure.

A well-prepared proposal should explain the business clearly and demonstrate that the proposed use is compatible with the property.

The submission may include:

Company Information

• Company background

• Shareholding structure

• Management experience

• Existing operations

• Related companies

• Financial position

Business Model

• Target customers

• Storage products and unit sizes

• Customer-access arrangements

• Operating hours

• Security and access-control systems

• Pricing structure

• Revenue model

Property and Space Use

• Existing and proposed floor plans

• Gross Floor Area breakdown

• Storage areas

• Reception and office areas

• Loading and unloading areas

• Common and supporting spaces

• Compliance with the URA 60:40 use quantum

Operational Considerations

• Traffic and delivery arrangements

• Goods-handling procedures

• Fire-safety measures

• Customer-management procedures

• Security and surveillance

• Building alterations

• Environmental and neighbourhood considerations

Financial and Business Projections

• Projected revenue

• Operating expenditure

• Capital expenditure

• Employment plans

• Business-growth assumptions

• Funding arrangements

The level of detail should be proportionate to the transaction, property and type of JTC application.

Before entering into a property transaction for self-storage use, businesses should confirm:

• Whether the property is located on JTC land

• Whether the site is zoned Business 1, Business 2 or Business Park

• Whether the B1 site is within a reserved manufacturing location

• The property’s existing approved use

• Whether a change-of-use application is required

• Whether JTC’s consent is required

• Whether the proposed layout complies with the URA 60:40 rule

• Whether subletting or assignment restrictions apply

• Whether building or fire-safety works are required

• Whether the proposed use is financially viable after compliance costs

An eligibility review completed before signing binding documents can reduce the risk of acquiring or leasing premises that cannot be approved for the intended operation.

Can self-storage operate on every JTC Business 1 property?

No. Self-storage use may only be considered at selected JTC Business 1 sites outside locations reserved for clean and light manufacturing. Approval remains subject to planning considerations, the proposed business model and the requirements of the relevant authorities.

Is self-storage permitted on JTC Business 2 land?

No. JTC Business 2 sites are not eligible for self-storage use under the prevailing policy.

Is self-storage permitted within a JTC Business Park?

No. Self-storage use is not allowed on JTC Business Park sites.

Did the JTC self-storage framework change on 1 April 2025?

The prevailing assessment framework applies to new subletting, assignment and lease-renewal applications for self-storage activities from 1 April 2025.

Is JTC approval automatic for an eligible B1 site?

No. An eligible location only allows the proposal to be considered. JTC will still assess the business proposal, land-use compatibility and compliance with applicable requirements.

Does the URA 60:40 rule apply to self-storage?

Yes. Self-storage operators seeking to use eligible JTC B1 sites must adhere to the applicable URA 60:40 use-quantum guidelines.

Is a URA change-of-use application always required?

A change-of-use application is generally required unless the premises already have an appropriate approved use, such as warehouse use. The exact requirement should be confirmed for the specific property.

Can an existing JTC lessee sublet space to a self-storage operator?

It may be considered if the site is eligible and the proposal complies with JTC’s prevailing subletting policy, URA requirements and other relevant conditions. Prior approval must be obtained.

Can a self-storage operator purchase a company holding a JTC lease?

A transfer involving the JTC lease may require an assignment-of-lease application and JTC’s prior written consent. The transaction should not be completed on the assumption that approval will be granted.

Can an existing self-storage operator obtain a JTC lease renewal?

A renewal may be considered, but it is not automatic. The operator must satisfy JTC’s prevailing lease-renewal criteria and demonstrate continued compliance with the approved use and applicable requirements.

Should a business consult JTC before signing an agreement?

Yes. JTC encourages parties proposing self-storage use to consult the relevant JTC officer early. Commercial agreements should include appropriate conditions dealing with regulatory and JTC approvals.

Alliance Facilities Management Pte Ltd provides advisory support for companies evaluating self-storage operations on JTC industrial properties.

Our scope may include:

• Preliminary JTC self-storage eligibility assessment

• Review of the property zoning and existing approved use

• Review of JTC lease conditions

• Assessment of B1 reserved-location restrictions

• URA 60:40 use-quantum review

• Property and floor-space planning

• Business-proposal preparation

• JTC subletting applications

• JTC assignment-of-lease applications

• JTC lease-renewal applications

• Application strategy and supporting documentation

• Coordination of information required for regulatory submissions

We help property owners, occupiers, purchasers and self-storage operators identify material approval risks before they make significant property or investment commitments.

Experience in JTC Applications

• Since 2011, Alliance Facilities Management has advised companies on a wide range of JTC industrial property applications, including lease assignments, lease renewals, anchor-tenant applications, industrial land tenders and site-use matters.

Practical Eligibility Assessment

• We assess whether the intended use, property and transaction structure appear supportable before undertaking a full application.

• Where material approval risks are identified, we explain them clearly so that the client can make an informed decision.

Business-Plan and Submission Support

• We prepare comprehensive business plans and supporting documentation for JTC lease renewal, assignment of lease, anchor tenant applications, industrial land tenders, and other industrial property submissions. Our business plans are tailored to each client's operations and typically include market analysis, business strategy, operational plans, financial projections, employment plans, fixed asset and plant & machinery investments, sustainability initiatives, risk assessment, and supporting justifications required for the application.

• Our Company generally prepares business plans ranging from 80 to 120 pages, depending on the complexity of the project, to provide a detailed and well-supported submission that addresses the relevant assessment criteria and assists decision-makers in understanding the proposed business operations.

Success-Based Consultancy

• Where applicable, our consultancy may be offered on a success-based fee arrangement, subject to an initial assessment of the project and agreed engagement terms.

Businesses should not rely only on an industrial property’s B1 zoning when deciding whether it is suitable for self-storage.

The property’s location, approved use, lease conditions, floor-space arrangement and regulatory requirements should be assessed before a binding property commitment is made.

Schedule an online meeting with Alliance Facilities Management to discuss:

• A proposed self-storage acquisition

• A tenancy or subletting arrangement

• A change in site use

• An assignment of a JTC lease

• An approaching lease renewal

• A preliminary eligibility review

Please provide the property address, current approved use, approximate floor area and proposed operating arrangement so that we can understand the enquiry.

The information on this page is provided for general guidance and does not constitute legal, planning, financial or regulatory advice.

JTC, URA and other authorities may revise their policies, assessment criteria and submission requirements. Each application is assessed on its individual facts and merits.

Applicants should obtain current confirmation from the relevant authorities before entering into binding property, investment or contractual commitments.

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Alliance Facilities Management Pte Ltd is committed to transparent, ethical and compliance-led consultancy. We do not offer, solicit or accept improper gratification, and all JTC applications are prepared based on proper business, operational, financial and regulatory merits.

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