What is a flatted factory?
A flatted factory is a multi-storey industrial building containing individual factory units that share facilities such as loading bays and cargo lifts — think of it like a condo or HDB block, but for industrial use.
Some private flatted factories contain strata-titled units that can be individually bought and sold, while many JTC or single-owner flatted factories are rental premises and are not individually strata-titled. Flatted factories were introduced in Singapore back in the 1960s and 70s by JTC, to make efficient use of limited industrial land by stacking small industrial units on top of each other. Today they remain common in areas like Yishun, Kallang, Toa Payoh North and Kaki Bukit.
What can you do in a flatted factory?
Flatted factories can be zoned B1 (light industrial) or B2 (heavier industrial), depending on the building — so you need to check the specific zoning and approved use for the unit. B1 flatted factories suit cleaner, lighter activities. Typical B1 uses include:
- Light manufacturing and assembly
- Warehousing and storage
- E-commerce fulfilment and packing
- Trading and distribution
- Testing, servicing and repair workshops
- Clean rooms and light electronics
Flatted factory vs ramp-up vs detached factory
You'll also see 'ramp-up factory' and 'detached factory' on listings. They sound similar but they're built differently:
| Type | What it is | Typical use |
|---|---|---|
| Flatted factory | Multi-storey, units stacked on each floor, shared lifts and loading bays | Small to mid-sized light industrial businesses |
| Ramp-up factory | Units accessible by a ramp drive — vehicles can drive up to upper floors | Businesses needing direct vehicle access to their unit |
| Detached factory | A standalone single building, often on its own land | Larger operations or those needing full control of the building |
Who does a flatted factory suit?
Flatted factories suit small and mid-sized businesses that don't need a huge standalone building but do need proper industrial space — a unit to store goods, pack orders, do light assembly, or run a workshop. Depending on the development, you may be able to rent or buy a single unit that fits your size, instead of taking on a whole building — some are strata-titled and individually saleable, while JTC or single-owner developments are typically rented as a whole.
The trade-off is that you share the building's loading bays and cargo lifts with other tenants. So if your business moves a huge volume of containers every day, a ramp-up or detached factory with direct access might serve you better. For most SMEs, though, a flatted factory is a practical, cost-efficient choice.
Things I check when viewing a flatted factory
When I view a flatted factory with a client, the shared facilities are the part that really matters day-to-day. I look at:
- The cargo lifts — are they rated for heavy goods, and are there enough for peak hours?
- The loading bay — can delivery vehicles get in, turn, and load comfortably?
- Floor loading — can the slab take your machinery, racking or pallet weight?
- Ceiling height — enough for your racking or equipment?
- Power supply and where the distribution board sits
- How the neighbours use their units (noise, fumes, traffic in common areas)