CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 23 · Bukit Batok

166 Bukit Batok West Avenue 8

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

166 Bukit Batok West Avenue 8 is a commercial building in District 23 · Bukit Batok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. 13 units are currently listed for sale or rent. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on 166 Bukit Batok West Avenue 8.

Ask PropKaki

What are the key facts about 166 Bukit Batok West Avenue 8?

Key takeaway166 Bukit Batok West Avenue 8 is a commercial building in District 23 · Bukit Batok, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 23 · Bukit Batok
Address: —
Land area: 3,601 sqm
Completed: 1984 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse, Other Retail, Mall Shop
Transactions on record: None recorded
Live listings: 13
ACRA registrations: 8

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 166 Bukit Batok West Avenue 8

166 Bukit Batok West Avenue 8 is a commercial building in Bukit Batok (District 23). It is located along Bukit Batok West Avenue 8, Singapore 650166.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.

It occupies roughly 3,601 sqm of land with about 10,083 sqm of gross floor area.

15 businesses are currently registered at this address with ACRA.

The nearest MRT is Bukit Batok MRT, 778 m away (about a 12-minute walk). The closest bus stop (Blk 154A) is 72 m away (about a 1-minute walk). West Mall is 779 m away (about a 12-minute walk).

What is 166 Bukit Batok West Avenue 8 zoned as?

Key takeaway166 Bukit Batok West Avenue 8 sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 166 Bukit Batok West Avenue 8 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 166 Bukit Batok West Avenue 8

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.

How fast units move at 166 Bukit Batok West Avenue 8

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 11 units for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 4 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 166 Bukit Batok West Avenue 8?

Key takeawayURA has approved 1 change of use at 166 Bukit Batok West Avenue 8 since 2000, most recently in 2008. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

28 Mar 2018Approved
Additions & alterations
Addition/alteration to the existing public housing development blocks 160 to 168 with consumer switch rooms & electrical sub-station at bukit batok west avenue 8 / street 11 (home improvement programme)
30 Nov 2015Approved
Additions & alterations
Proposed additions & alterations to the existing public housing development blocks 160 to 168 with consumer switch rooms & electrical sub-station at bukit batok west avenue 8 / street 11 (home improvement programme)
29 Jul 2013Approved
Additions & alterations
Proposed additons & alterations to extg public housing development blks 160 to 168 with new lifts / lift lobbies at bt batok st 11 / bt batok west ave 8 (lup)
13 Feb 2013Approved
Additions & alterations
Proposed addition to existing public housing development blks 160 to 168 with new lifts / lift lobbies at bt batok st11/bt batok west ave 8 (lift upgrading programme)
5 Nov 2008ApprovedFloor 1
Change of use: shop → sale of take-away pizza & delivery outlet
Proposed change of use of 1st storey unit #01-XX from shop to sale of take-away pizza & delivery outlet (no-dining-in)

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near 166 Bukit Batok West Avenue 8?

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 available at 166 Bukit Batok West Avenue 8 right now?

Key takeaway13 units are currently listed at 166 Bukit Batok West Avenue 8 — 2 for sale and 11 for rent. One row per unit; several agents often market the same unit.

For sale (2)

166 Bukit Batok West Avenue 8S$15.00M · 2,500 sqft
166 Bukit Batok West Ave 83 agentsS$2.65M · 2,067 sqft

For rent (11)

166 Bukit Batok West Avenue 8, 650166S$4k/mo · 455 sqft
166 Bukit Batok West Avenue 8, 650166S$6k/mo · 850 sqft
166 Bukit Batok West Avenue 8, 650166S$6k/mo · 700 sqft
166 Bukit Batok West Ave 83 agentsS$6k/mo · 850 sqft

Browse every listing at this building →

What is near 166 Bukit Batok West Avenue 8?

Key takeawayThe nearest MRT/LRT is Bukit Batok MRT, about 778 m away.

Getting around

Bukit Batok MRT778 m · ~12 min

Amenities nearby

NTUC Fairprice Co-operative Ltd · 0 mKoh Clinic & Surgery · 18 mBlk 154A · 73 mEducational Institution · 185 mPlace Of Worship · 219 mSt Luke's Hospital · 281 mBukit Batok Community Club · 608 mBlk 254 Jurong East Street 24 · 697 mBukit Batok MRT Exit D · 713 mBukit Batok Polyclinic · 775 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 166 Bukit Batok West Avenue 8

Key takeawayThe nearest station is Bukit Batok (NS2), 714 m away — a busy station, with about 63,000 taps in and out on an average weekday. 16 public car parks are within 500 m.

Foot traffic: busier than 31% of retail buildings

nearest MRT/LRT Bukit Batok (NS2) 714 m, about 63,000 taps a weekday; bus stops within 400 m: 12, about 23,000 taps a weekday; Bukit Batok: 33,792 resident workers (Census 2020, by workplace); about 76,000 residents within 1 km (June 2026); 1 other mall 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 Batok (NS2)714 m · about 63,000 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 166 Bukit Batok West Avenue 8. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 166 Bukit Batok West Avenue 8 (HDB)61 m
S$0.60 per half-hour at midday on a weekday · 60 car lots
Blk 154A Bukit Batok West Avenue 8 (HDB)99 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 162 car lots
Blk 165/168 Bukit Batok West Avenue 8 (HDB)103 m
S$0.60 per half-hour at midday on a weekday · 124 car lots
Blk 150/158 Bukit Batok Street 11 (HDB)172 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 94 car lots
Blk 178/184 Bukit Batok West Avenue 8 (HDB)180 m
S$0.60 per half-hour at midday on a weekday · 214 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Hillview Terrace, 1.8 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 166 Bukit Batok West Avenue 8's own car park, if it has one, and its charges are not in the open data.

Who's registered at 166 Bukit Batok West Avenue 8?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list 166 Bukit Batok West Avenue 8 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
4
Wholesale and retail trade
4
Information and communications
0
Financial and insurance
0
Education
0
Other services
0
Construction
0
Arts, entertainment and recreation
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 166 Bukit Batok West Avenue 8

Where is 166 Bukit Batok West Avenue 8?⌄

166 Bukit Batok West Avenue 8 is at Bukit Batok West Avenue 8, Singapore 650166, in the Bukit Batok planning area.

What is 166 Bukit Batok West Avenue 8 zoned as?⌄

166 Bukit Batok West Avenue 8 sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 166 Bukit Batok West Avenue 8?⌄

No caveats have been lodged for 166 Bukit Batok West Avenue 8 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 166 Bukit Batok West Avenue 8?⌄

Bukit Batok MRT is the closest, 778 m away (about a 12-minute walk).

How many businesses are registered at 166 Bukit Batok West Avenue 8?⌄

15 businesses are 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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

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, URA planning decisions, 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.