CommercialRESIDENTIALDistrict 23 · Bukit Panjang

163a Gangsa Road

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

163a Gangsa Road is a commercial building in District 23 · Bukit Panjang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 163a Gangsa Road.

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What are the key facts about 163a Gangsa Road?

Key takeaway163a Gangsa Road is a commercial building in District 23 · Bukit Panjang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 23 · Bukit Panjang
Address: —
Land area: 3,696 sqm
Completed: 1997 (HDB Property Information)
Storeys: 5 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 163a Gangsa Road

163A Gangsa Road is a building in Bukit Panjang (District 23). It is located along Gangsa Road, Singapore 671163.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.

It occupies roughly 3,696 sqm of land with about 11,088 sqm of gross floor area.

1 business is currently registered at this address with ACRA.

The nearest MRT is Bukit Panjang LRT, 177 m away (about a 3-minute walk). The closest bus stop (Opp Bt Panjang Stn) is 148 m away (about a 2-minute walk). Hillion Mall is 236 m away (about a 4-minute walk).

What is 163a Gangsa Road zoned as?

Key takeaway163a Gangsa Road sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What does space at 163a Gangsa Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 23 retail, retail space rented at a median of $23.77 psf a month in 2026Q3, with the middle half of leases between $22.95 and $25.51. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 23 retail

Region band · 2026Q3

25th pct

$22.95

$247.02 psm

Median

$23.77

$255.89 psm

75th pct

$25.51

$274.59 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 23 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 163a Gangsa Road

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What do commercial rents run near 163a Gangsa Road?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 23 retail

Gross yield (area)

9.6%

8.6% net of property tax

Rent side (median of bands)

$255.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,984 psf

11 sales

An INDICATIVE AREA yield for District 23 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 23 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$301.00	$351.50	$421.39
Level 1 · 30 & Below	$337.00	$386.49	$398.56
Level 4 & Above · >30 - 100	$247.02	$248.59	$265.90
Level 1 · >30 - 100	$146.69	$255.89	$274.59
B1 & Below · >30 - 100	$312.82	$320.00	$323.19
Level 2 & 3 · >30 - 100	$168.47	$207.40	$244.22
Level 1 · >100 - 300	$87.55	$123.10	$164.64

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 163a Gangsa Road?

Key takeawayThe nearest MRT/LRT is Bukit Panjang LRT, about 177 m away.

Getting around

Bukit Panjang LRT177 m · ~3 min

Amenities nearby

Educational Institution · 111 mPlace Of Worship · 145 mOpp Bt Panjang Stn · 148 mBukit Panjang LRT Exit D · 172 mRaffles Medical (Hillion Mall) · 200 mHillion Mall · 236 mNTUC Fairprice Co-operative Ltd · 332 mSenja-Cashew Community Centre · 524 mBukit Panjang Polyclinic · 793 mBukit Panjang Hawker Centre & Market · 908 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 163a Gangsa Road

Key takeawayThe nearest station is Bukit Panjang (BP6 / DT1), 172 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 77% of retail buildings

nearest MRT/LRT Bukit Panjang (BP6/DT1) 172 m, about 85,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 15, about 58,000 taps a weekday; Bukit Panjang: 9,091 resident workers (Census 2020, by workplace); about 72,000 residents within 1 km (June 2026); 3 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Bukit Panjang (BP6 / DT1)172 m · about 85,000 weekday taps
Petir (BP7)271 m · 2,349 weekday taps
Senja (BP13)681 m · 2,482 weekday taps
Phoenix (BP5)704 m · 4,095 weekday taps
Pending (BP8)773 m · 4,221 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 163a Gangsa Road. Transfers between lines don't tap, so interchanges read low.

Bus

15 bus stops within 400 m, with about 58,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 163A Gangsa Road (HDB)7 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 450 car lots
Blk 152A Gangsa Road (HDB)200 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 389 car lots
Blk 180A Lompang Road (HDB)208 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 232 car lots
Blk 170A Lompang Road (HDB)257 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 669 car lots
Blk 141-151 Gangsa Road/Petir Road (HDB)272 m
no short-term parking · gantry 4.5 m · 475 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Service Rd (Choa Chu K Ang Ave 1), 2.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 163a Gangsa Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 163a Gangsa Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 163a Gangsa Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Accommodation and food services
0
Wholesale and retail trade
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 163a Gangsa Road

Where is 163A Gangsa Road?⌄

163A Gangsa Road is at Gangsa Road, Singapore 671163, in the Bukit Panjang planning area.

What is 163A Gangsa Road zoned as?⌄

163A Gangsa Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at 163A Gangsa Road?⌄

No caveats have been lodged for 163A Gangsa Road in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 163A Gangsa Road?⌄

Bukit Panjang LRT is the closest, 177 m away (about a 3-minute walk).

How many businesses are registered at 163A Gangsa Road?⌄

1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, PropKaki's submarket map, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.