The Complete Guide to Food Factories in Singapore
A Professional Real Estate Perspective (2025 Edition)
1. Introduction
Food factories are a key part of Singapore’s food manufacturing and processing ecosystem. As a nation with limited agricultural land, Singapore relies heavily on efficient, well-regulated facilities for food production, preparation, storage and distribution. Purpose-built food factories, located within designated food industrial zones, provide the infrastructure needed for safe and compliant operations.
This guide offers an overview of the food factory real estate market in Singapore, covering zoning, specifications, regulations and key considerations for investors, tenants and owner-occupiers.
2. Definition and Regulatory Framework
Food factories are industrial properties approved for food-related use. These include:
- Food manufacturing
- Food processing
- Central kitchen operations
- Packing and repacking
- Cold-chain storage
- Distribution and logistics
- FMCG operations involving perishable goods
These properties must comply with requirements from:
- Singapore Food Agency (SFA)
- Urban Redevelopment Authority (URA)
- SCDF
- NEA
- Building and Construction Authority (BCA)
Not all industrial buildings can be used for food purposes; approvals depend on building type and zoning.
3. Key Characteristics of Food Factory Properties
Food factories differ from standard industrial units through additional structural and operational features.
3.1 Structural Specifications
- Floor loading of 12.5–15 kN/sqm
- High ceilings (5–8 metres)
- Heavy-duty 3-phase electrical power (200A–400A)
- Grease traps and waste separation
- Washable, food-safe wall and floor finishes
- Cold room-ready infrastructure
- Exhaust and mechanical ventilation shafts
3.2 Logistics Provisions
- Ramp-up or cargo lift access
- Loading and unloading bays
- Driveways that support 20- to 40-foot container trucks
- Efficient internal traffic flow
- Designated receiving and dispatch areas
3.3 Operational Workflow
Food production requires a structured workflow:
Raw materials → Preparation → Cooking/processing → Packing → Quality control → Storage → Dispatch
Proper zoning is necessary for licensing and inspections.
4. Types of Food Factory Developments
4.1 Ramp-Up Food Factories
- Direct vehicular access to upper floors
- Ideal for logistics-heavy and cold-chain operations
- Common in Senoko and Woodlands Loop
4.2 Multi-Storey Multi-User Food Buildings
- Cargo lift access
- Suitable for light food processing, bakeries, central kitchens
- Typically smaller units
4.3 Strata-Titled Food Developments
- Individual units can be bought or sold
- Popular with investors
- Examples: Food Xchange @ Admiralty, Gourmet Xchange
4.4 JTC-Led Food Developments
- Larger, master-planned ecosystems
- Shared facilities
- Designed to support productivity and compliance
5. Location and Zoning Considerations
Food factories are located in designated food zones to ensure compliance and minimise conflict with other uses.
North Region
- Senoko
- Woodlands Loop
- Admiralty
- Mandai
Strong cold-chain and logistics capabilities.
West Region
- Pandan Loop
- Boon Lay
- Tuas
Proximity to Tuas Port and manufacturing hubs.
East Region
- Bedok Food City
- Kaki Bukit
- Defu
Suited for central kitchens and city-fringe operations.
Central Region
- Kallang / MacPherson
- Buroh / Jalan Buroh fringe
Ideal for workforce access and short distribution routes.
6. Demand Drivers in the Food Factory Market
6.1 Structural Drivers
- Growth of F&B sector and cloud kitchens
- Expansion of cold-chain logistics
- Shift toward modern, compliant facilities
- Rising demand for ready-meal and packaged food
- Government’s “30 by 30” food resilience goal
6.2 Cyclical Drivers
- Industrial rental affordability versus retail
- Supply-chain diversification
- SMEs upgrading from older, non-compliant premises
7. Pricing Benchmarks (Rental and Sale)
Typical Rental Rates (2025)
- North: $1.80 – $2.30 psf
- West: $1.90 – $2.80 psf
- East: $2.40 – $3.20 psf
- City Fringe: $3.00 – $4.50 psf
Typical Sale Prices
- $450 – $1,200 psf depending on age, tenure, specs and development type
High-spec ramp-up strata developments command premium prices.
8. Key Considerations Before Renting or Buying
8.1 Compliance Feasibility
Ensure the building is approved for food production. Approval cannot be assumed.
8.2 Power, Exhaust and Grease Trap
Upgrading these systems is expensive and often limited by building design.
8.3 Workflow Efficiency
Consider deliveries, cold chain requirements, internal workflows and staff access.
8.4 Renovation Scope
Food factory renovations typically cost $80–$250 psf.
8.5 Tenure and Ownership Structure
Shorter leases may affect long-term planning and asset value.
9. Future Outlook for Singapore’s Food Factory Market
Singapore’s food manufacturing landscape is set for sustained growth due to:
- Strong local consumption
- Growing food-tech and automation adoption
- Increased demand for cold-chain and distribution hubs
- Government push for resilient and efficient food facilities
Modern developments with higher power capacity, green features and modular layouts will remain in demand.
10. Conclusion
Food factories are an essential component of Singapore’s industrial ecosystem. Purpose-built units with the right specifications and regulatory approvals help businesses operate efficiently and safely. Understanding building features, location factors, pricing and compliance requirements is critical for making informed decisions in this specialised sector.