A Comprehensive Guide to Singapore's Industrial Property Zoning

1. Business 1 (B1) Zoning

Purpose: B1 zones are designated for clean and light industries that pose minimal environmental impact on residential or commercial surroundings.
Examples: IT, electronics manufacturing, warehousing, and e-commerce fulfillment centers.
Permissible Use: Suitable for light industrial operations, high-tech industries, and offices. Activities should be low-impact, ensuring minimal disturbance to nearby areas.
Location: Typically near residential neighborhoods or integrated within business parks.

2. Business 2 (B2) Zoning

Purpose: B2 zones cater to general industries with a higher potential for environmental impact.
Examples: Heavy manufacturing, engineering workshops, car repair services, and industries involving chemicals, machinery, and construction.
Permissible Use: Allows for more intensive industrial activities that may produce noise, emissions, or waste.
Location: Found away from residential zones to minimize environmental disruption.

3. Business Park Zoning

Purpose: Designed for non-pollutive industries like high-tech R&D and manufacturing.
Examples: Research centers, technology companies, and corporate offices linked to industrial activities.
Permissible Use: Activities focused on R&D, technology, and innovation. Office use must be tied to the business park's primary industrial purpose.
Location: Typically near transport hubs, commercial districts, or other industrial areas.

4. Mixed-Use Zoning (B1-White / B2-White)

Purpose: These mixed-use zones allow for a portion of the land to be utilized for commercial purposes like retail and office spaces.
Permissible Use: The ‘White’ portion can be used for commercial or non-industrial activities, while the B1/B2 segment adheres to standard industrial zoning rules.
Location: Often found in business park developments or urban centers encouraging mixed-use functionality.

5. Reserve Sites

Purpose: Reserved for future development, with usage yet to be determined by the URA.
Permissible Use: Future industrial or commercial activities, based on URA’s planning needs.

6. Warehousing Zones

Purpose: Designated specifically for logistics and warehousing activities.
Examples: Distribution centers, storage facilities, and logistics hubs.
Permissible Use: Primarily for storage and distribution.

7. Health & Safety Regulations

Pollution Control: Varies based on zoning type and includes restrictions on noise, air, and water quality.
Buffer Zones: Particularly for B2 zones and heavy industries, buffer zones may be required to minimize environmental impact on nearby areas.

8. Industrial Estates

Purpose: Managed clusters of industrial activities, often overseen by JTC (Jurong Town Corporation).
Examples: Jurong Industrial Estate, Tuas Industrial Estate.
Location: These estates accommodate a variety of industries, from light to heavy, based on their specific zoning.

9. Special Industrial Zones

• Aviation-Related Zones: Focused around Changi and Seletar airports, designated for industries like aircraft maintenance and aerospace services.

• Port & Marine Zones: Located near port facilities to serve industries like shipbuilding, repair, and marine logistics.

10. Usage Rules & Restrictions

Zoning regulations often include restrictions on the maximum gross floor area (GFA) allocated for non-industrial uses, such as ancillary offices or showrooms, usually capped at around 40% of the total GFA.

Key Industrial Areas in Singapore:

• Jurong Industrial Estate: Singapore’s largest industrial zone, home to both B1 and B2 properties.

• Tuas: Known for its B2-heavy industries and port activities.

• Woodlands & Senoko: Northern industrial hubs with clean and general industrial activities.

• Changi Business Park: A hotspot for high-tech businesses and clean industries.

Each zoning category has specific regulations governing activities, environmental impact, and noise levels. For more details, consult the URA’s Master Plan or contact them for zoning information tailored to your property or business needs.