Two B2 plots, one in Boon Lay, one in Tuas, go to tender on 33-year terms, both closing 25 August. Here is what the numbers mean if you have never read an industrial land launch before.
Singapore's industrial land pipeline just released its final two plots for the half. JTC has launched sites at Jalan Besut and 5 Tuas Avenue 13 under the Industrial Government Land Sales (IGLS) Programme, the fourth and last sites on the 1H2026 Confirmed List, bringing the total industrial land released in the first half of 2026 to 6.89 hectares.
| Location | Site area (ha) | Gross plot ratio | Zoning | Tenure | Tender closing |
|---|---|---|---|---|---|
| Jalan Besut | 0.45 | 2.5 | B2 | 33-year |
| 5 Tuas Avenue 13 | 1.74 | 1.4 | B2 | 33-year | 25 Aug 2026 (Tue), 11:00 am |
Jalan Besut sits in the Boon Lay industrial belt in Singapore's west; Tuas Avenue 13 is deep in the Tuas industrial estate. Multiplying site area by plot ratio gives the theoretical maximum floor area each plot supports: roughly 11,250 sqm of gross floor area at Jalan Besut (4,500 sqm × 2.5) and about 24,360 sqm at Tuas Avenue 13 (17,400 sqm × 1.4), the smaller plot can actually be built taller and denser than the larger one.
IGLS is the industrial cousin of the GLS programme. The same government-land-sales machinery that feeds condo launches also feeds factories: sites on the Confirmed List are launched on a published schedule regardless of demand, while Reserve List sites wait until a developer commits to a minimum bid. Both of these plots came from the Confirmed List.
B2 zoning is the heavier-industry tier. Singapore splits industrial land into B1 (clean and light industry that can sit near homes) and B2 (general industry, uses that need a bigger nuisance buffer, from heavier manufacturing to workshops). B2 plots like these two cannot simply be repurposed into food factories-slash-cafés or showroom hybrids; the use classes are policed.
33 years, not 99. Industrial tenures run far shorter than the 99-year leases residential buyers know. Shorter leases keep land cheaper for industrialists and let the state recycle industrial land as the economy shifts, but they also mean industrial property depreciates on a very different clock from housing. A 33-year plot is a business tool, not a legacy asset.
IGLS tenders are typically contested by owner-occupier industrialists sizing up their own premises and by industrial developers who build and strata-subdivide or lease out. Interested parties can purchase the Tenderer's Packet at $185.30 (inclusive of GST) from JTC. Both tenders close on the same morning: 25 August 2026, 11:00 am.
For haio readers who watch residential land sales as a demand signal: industrial supply moves on its own cycle, but it is the same land bank, and 1H2026's industrial tap has now closed at 6.89 ha.
Source: JTC press release, [JTC launches Jalan Besut and 5 Tuas Avenue 13 under the IGLS Programme](https://www.jtc.gov.sg/about-jtc/news-and-stories/press-releases/jtc-launches-jalan-besut-and-5-tuas-avenue-13). Site details from the release; floor-area figures are haio arithmetic (site area × plot ratio), not from the release. Background on IGLS lists, zoning classes and tenure is general programme context, not claims from this release.
Estimate only, not financial advice. A model-generated guide from public data, not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.