Published
Five figures explain why a freehold industrial listing near Tai Seng drew attention this week. The first is $105 million, the guide price for 153 Kampong Ampat, which Knight Frank Singapore is marketing for collective sale, as reported by EdgeProp Singapore on 28 September 2026.
The second figure is about $913, the price per square foot of plot ratio that the guide works out to. Analysts lean on that yardstick because it reduces a building to the floor area its land is allowed to carry, which makes different sites easier to set side by side. The third is 2.5, the plot ratio attached to the site's Business 1 zoning. Together they turn a headline sum into something you can actually compare.
The fourth figure is about 43,354 sq ft, the land area of a corner plot with extensive road frontage, and the fifth is 23 October, when the tender closes at 10am. Standing on that land today is a seven-storey multi-use industrial building with roughly 114,969 sq ft of gross floor area. Authorities have also indicated support in principle for a possible workers' dormitory conversion, though that depends on a detailed proposal and regulatory approvals.
None of this is a completed transaction. A guide price is where a seller and agent hope to start the conversation, and the tender outcome could land elsewhere. What the numbers do offer is a fresh reference point for how a large freehold plot in the Tai Seng–MacPherson industrial precinct is being pitched, which is useful context for anyone weighing industrial space nearby.
For readers following Space Nova, the relevance is one of neighbourhood rather than product. Space Nova is a freehold Business 1 (clean) industrial development by JVA NIR Pte Ltd, with 47 strata units on a 36,257 sqft site, and Tai Seng and Bartley MRT stations are about an eight-minute walk away. Expected completion is 2029. A strata-unit buyer faces a very different proposition from a bidder for an entire building, yet both are tenure-driven decisions, and the page on the freehold advantage sets out how to think about that.
A sensible way to use the Kampong Ampat figures is as a checklist. Ask what land area and plot ratio sit behind any per-square-foot price you are quoted, whether the zoning matches your intended use, and what approvals a proposed change would still require. Then compare like with like rather than headline against headline. A big number for a whole building and a smaller number for a single unit are not measuring the same thing.
The dates are worth watching too. With the tender closing on 23 October, the outcome will show whether the guide was met, and whether any dormitory route develops beyond the initial signal from the authorities. Until then, treat every figure above as a marker of intent rather than a settled price.
If you would like to talk through how the units at Space Nova sit against the wider Tai Seng picture, drop the Sales Concierge a line and the Sales Concierge will walk you through the numbers.
General information only, not financial or legal advice.
Source: EdgeProp Singapore. This article is independent commentary; Space Nova is not affiliated with the parties mentioned.
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