TSL 101 is a freehold B1 industrial development sitting at 101 Eunos Avenue 3, in the Eunos area. This is not a JTC flatted factory with 30-year lease, this one is freehold, which is very hard to find now. Developed by TSL Holdings, the project was strata sub-divided so SME owners can purchase individual units for their own use. That’s why most occupants here are real business owners, not just short-term tenants moving every year.

The building itself is a standalone industrial block, simple and practical. It comes with cargo lift, service lift, car parking, and loading bay for lorries and vans to unload. Units are generally efficient, with regular shape, good for office plus warehouse layout. A lot of owners have done up their interior – you see glass door frontage, full aircon office, and storage behind with racking. From outside maybe look a bit old, but inside many units are nicely done.

As B1 light industrial, TSL 101 is meant for clean trades. You can use for trading, e-commerce backend, IT support, design studio, printing, servicing, and light assembly. Not allowed to do heavy manufacturing with a lot of noise or chemicals, because it’s B1. Floor loading is okay for light to medium storage, and ceiling height is sufficient to put up racking system. Some units even built internal mezzanine to double the usable area, which is common practice here.

Age wise, TSL 101 was completed around early 2000s, so it’s more than 20 years old now. So don’t expect a grand lobby like new business park in Tai Seng or Paya Lebar. The facade is plain, functional industrial look. But the structure is still very solid and building is well maintained by MCST. Because it’s a small building, the common corridors are not too crowded, and car park is easier compared to big industrial estates where you need to queue for lift.

What owners like about this building is ownership control. Since you own your strata unit, you decide how to renovate and use it. You can make front part office with meeting table for clients, and rear part as packing or repair area. That hybrid layout is very cost effective – you pay industrial price but you can have office-like environment. For many SMEs, this is better than renting separate office in CBD plus warehouse in Tuas, here you combine both.

TSL 101 is a practical, no-nonsense freehold industrial building. It won’t win award for design, but for businesses that need a stable place to operate and want to own freehold in city fringe, it checks all the boxes. It’s affordable compared to commercial, yet central enough for business.

TSL 101 Location

TSL 101 is located at Eunos Avenue 3, District 14, which is city fringe between CBD and Changi. This area is known as Eunos / Geylang / Paya Lebar industrial cluster. It’s very central compared to west side industrial like Jurong and Tuas. Driving to CBD only takes around 12 minutes, to Marina Bay also quick via KPE and Nicoll Highway.

The best part is MRT connectivity. Eunos MRT Station on East West Line is only about 6 mins walk, less than 500m. So staff, customers, and delivery partners can take MRT. Paya Lebar interchange with East West and Circle Line is just one stop away, also very accessible. Buses along Jalan Eunos and Eunos Link connect to Ubi, Paya Lebar, Geylang and beyond.

The surrounding is mature industrial estate, with roads like Eunos Link, Jalan Eunos, and Paya Lebar Road all linking to PIE and KPE expressways. So logistics and delivery is smooth, trucks can get in and out fast. Clients can find the building easily because Eunos industrial area is a well-known address.

TSL 101 Nearby Amenities

When it comes to amenities, TSL 101 is surrounded by a lot. For food, you have many options – coffee shops at Eunos Crescent, along Jalan Eunos, Ubi, and Paya Lebar. There are also hawker centres like Eunos Crescent Market and Kaki Bukit food area. So lunch is never a problem, staff can choose different food every day.

For shopping and lifestyle, you are near Paya Lebar Quarter (PLQ Mall), Paya Lebar Square, SingPost Centre, KINEX, and City Plaza. All within 5-10 mins drive. Supermarkets, banks, clinics, and pharmacies are all nearby. If you have clients coming, you can bring them to PLQ for meeting or lunch, which looks more presentable than meeting in isolated industrial park.

Business support amenities are also plenty in this area. Ubi and Eunos have many suppliers for printing, packaging, signage, hardware, spare parts, and courier services like SingPost and DHL nearby. So if you need to do something urgent, you can settle it within same estate. The whole Paya Lebar / Ubi area is quite vibrant with businesses, so environment is active even after office hours.

End-User and Investor Future-Ready Asset

For end-users, TSL 101 makes a lot of sense if you are a small business owner looking to own your first industrial property instead of renting forever. Freehold tenure gives you peace of mind – you are not racing against a 30-year or 60-year lease that keeps dropping in value. You can use the unit for long term, renovate it properly, and pass it to next generation or sell later without lease decay issue. Units here are good for businesses that need both office and storage – like online sellers who need to pack and ship, trading companies that need to keep stock, repair and service companies that need workshop plus office, or design and creative firms that want office with store room. Having everything under one roof helps daily operations, staff can communicate faster, and you don’t waste time travelling between office and warehouse. And with Eunos MRT just a few minutes walk, it’s very convenient for your team to commute and for clients to visit.

The flexibility of the building is also a big plus for future growth. Inside your own unit, you can customize layout according to your business needs – you can build partitions, add a small showroom to display products, install aircon for whole unit, or build mezzanine floor for extra storage space without renting bigger place. B1 rules allow up to 60% office usage, so you can actually have a comfortable office environment while still classified as industrial, which means lower purchase price and lower property tax compared to commercial office. If your business expands, you have option to buy next door unit and combine, which many owners in TSL 101 have done to create larger space. So you don’t need to move out to Tuas or Changi when you grow, you can stay in same central location where your customers already know you. That continuity is important for branding and customer retention.

From investor perspective, freehold B1 in D14 near MRT is a very defensive asset in Singapore industrial market. Nowadays all new industrial launches are leasehold, mostly 30 or 60 years, and located in far west. So freehold stock like TSL 101 will only become more limited and more sought after. Rental demand in Eunos and Paya Lebar is always strong because SMEs prefer city fringe location over ulu areas – easier to hire staff, easier for clients to come. Small and medium units are easiest to rent out, so vacancy is low. Rental rate is also quite stable, and because it’s freehold, you don’t suffer from lease decay that eats into your capital value every year. Investors who buy here can hold long term, collect rental, and still have good exit value later. Compared to leasehold industrial where value drops when lease balance goes below 30 years, freehold holds value much better.

Looking ahead, the future of TSL 101 is tied to the growth of Paya Lebar as second CBD. With Paya Lebar Quarter, PLQ, and the overall masterplan to rejuvenate Paya Lebar Central, the whole area is moving up in value and status. Companies want to be in city fringe hubs where office, industrial, and amenities are all nearby, and Eunos / Paya Lebar is exactly that. With more MRT lines and better connectivity via KPE and PIE, accessibility will only improve. Industrial buildings in central locations like this will benefit from trend where SMEs want live-work-play environment, not just cheap space in far industrial estates. So whether you are end-user who wants to own and operate for long term, or investor who wants stable rental and strong capital preservation with freehold tenure, TSL 101 is a future-ready asset that will remain relevant and in demand for many years to come.

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TSL 101 at 101 Eunos Avenue 3 is a freehold B1 light industrial building in Eunos / Paya Lebar (D14). Developed by TSL Holdings, it offers strata industrial units close to Eunos MRT (7 mins walk), popular with SMEs for office, light industrial and storage use with city-fringe connectivity.

Product SKU: TSL 101

Product Brand: Industrial Property

Product Currency: SGD

Product Price: 40.250

Product In-Stock: InStock

Editor's Rating:
5