CommercialCOMMERCIAL & RESIDENTIALDistrict 23 · Bukit Batok

278 Bukit Batok East Avenue 3

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

278 Bukit Batok East Avenue 3 is a commercial building in District 23 · Bukit Batok, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 13 live company registrations at this address.

The facts are here — now get the verdict on 278 Bukit Batok East Avenue 3.

Ask PropKaki

What are the key facts about 278 Bukit Batok East Avenue 3?

Key takeaway278 Bukit Batok East Avenue 3 is a commercial building in District 23 · Bukit Batok, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 23 · Bukit Batok
Address: —
Land area: 37,301 sqm
Completed: 1986 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 13

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 278 Bukit Batok East Avenue 3

278 Bukit Batok East Avenue 3 is a commercial building in Bukit Batok (District 23). It is located along Bukit Batok East Avenue 3, Singapore 650278.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 37,301 sqm of land with about 109,762 sqm of gross floor area.

24 businesses are currently registered at this address with ACRA.

The nearest MRT is Bukit Batok MRT, 922 m away (about a 14-minute walk). The closest bus stop (Blk 272) is 110 m away (about a 2-minute walk). West Mall is 981 m away (about a 15-minute walk).

What is 278 Bukit Batok East Avenue 3 zoned as?

Key takeaway278 Bukit Batok East Avenue 3 sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 278 Bukit Batok East Avenue 3 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 278 Bukit Batok East Avenue 3

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's been approved at 278 Bukit Batok East Avenue 3?

Key takeawayURA's planning decisions at 278 Bukit Batok East Avenue 3 since 2000 are below. 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.

9 Nov 2015Approved
Additions & alterations
Proposed neighbourhood renewal programme (nrp) batch 6 for blocks 266 to 269, 271 to 281, 283 & 284 bukit batok east avenue 3 & 4 on lot no. 02741k, 02739n, 02249n, 02250a, 03430a, 02251k, 02252n mk 10 sl (hdb)

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 278 Bukit Batok East Avenue 3?

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 278 Bukit Batok East Avenue 3?

Key takeawayThe nearest MRT/LRT is Bukit Batok MRT, about 922 m away.

Getting around

Bukit Batok MRT922 m · ~14 min

Amenities nearby

Excelsior Clinic & Surgery · 71 mNTUC Fairprice Co-operative Ltd · 83 mBlk 272 · 110 mBukit Batok East Community Club · 136 mPlace Of Worship · 171 mEducational Institution · 259 mBukit Batok MRT Exit A · 888 mWest Mall · 981 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 278 Bukit Batok East Avenue 3

Key takeawayThe nearest station is Bukit Batok (NS2), 888 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 24% of retail buildings

nearest MRT/LRT Bukit Batok (NS2) 888 m, about 63,000 taps a weekday; bus stops within 400 m: 10, about 24,000 taps a weekday; Bukit Batok: 33,792 resident workers (Census 2020, by workplace); about 49,000 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)888 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 278 Bukit Batok East Avenue 3. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 266/284 Bukit Batok East Avenue 3/4 (HDB)94 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 501 car lots
Blk 285A Bukit Batok East Avenue 3 (HDB)104 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 158 car lots
Blk 230A Bukit Batok St 21 Bukit Batok Street 21 (HDB)242 m
S$0.60 per half-hour at midday on a weekday · 38 car lots
Blk 242/253 Bukit Batok East Avenue 2/5 (HDB)272 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 427 car lots
Blk 231/237 Bukit Batok East Avenue 5 (HDB)284 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 419 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, 534 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 278 Bukit Batok East Avenue 3's own car park, if it has one, and its charges are not in the open data.

Who's registered at 278 Bukit Batok East Avenue 3?

Key takeaway13 live companies (and LLPs and branches; sole proprietors are not counted) list 278 Bukit Batok East Avenue 3 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Education
3
Accommodation and food services
3
Financial and insurance
2
Administrative and support services
2
Wholesale and retail trade
1
Other services
1
Professional, scientific and technical services
1
Information and communications
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 278 Bukit Batok East Avenue 3

Where is 278 Bukit Batok East Avenue 3?⌄

278 Bukit Batok East Avenue 3 is at Bukit Batok East Avenue 3, Singapore 650278, in the Bukit Batok planning area.

What is 278 Bukit Batok East Avenue 3 zoned as?⌄

278 Bukit Batok East Avenue 3 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 278 Bukit Batok East Avenue 3?⌄

No caveats have been lodged for 278 Bukit Batok East Avenue 3 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 278 Bukit Batok East Avenue 3?⌄

Bukit Batok MRT is the closest, 922 m away (about a 14-minute walk).

How many businesses are registered at 278 Bukit Batok East Avenue 3?⌄

24 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on 278 Bukit Batok East Avenue 3.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about 278 Bukit Batok East Avenue 3 — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.