CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 10 · Bukit Timah

8,8a Sixth Avenue

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2018

Quick Summary

8,8a Sixth Avenue is a commercial building in District 10 · Bukit Timah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 3 transactions are on record since 1995, most recently in Apr 2018. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 8,8a Sixth Avenue.

Ask PropKaki

What are the key facts about 8,8a Sixth Avenue?

Key takeaway8,8a Sixth Avenue is a commercial building in District 10 · Bukit Timah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 10 · Bukit Timah
Address: 8,8a Sixth Avenue
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 2

About 8,8a Sixth Avenue

8,8A Sixth Avenue is a commercial property in Bukit Timah (District 10). It is located along Sixth Avenue, Singapore 276473.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold.

3 transactions have been recorded here, at a median of S$2,693 psf. The most recent was in April 2018.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Sixth Avenue MRT, 202 m away (about a 3-minute walk). The closest bus stop (Sixth Ave Ctr) is 64 m away (about a 1-minute walk).

What is 8,8a Sixth Avenue zoned as?

Key takeaway8,8a Sixth Avenue sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has 8,8a Sixth Avenue sold for?

Key takeaway3 transactions are on record since 1995, most recently in Apr 2018 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2018	Shop House	S$12.50M	2,451 sqft	$5,100
Jun 2011	Shop House	S$6.60M	2,451 sqft	$2,693
Oct 2009	Shop House	S$3.20M	2,451 sqft	$1,306

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at 8,8a Sixth Avenue rent for?

Key takeawayNo street- or building-level rent is published here. Across District 10 retail, retail space rented at a median of $15.77 psf a month in 2026Q3, with the middle half of leases between $10.99 and $17.07. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 8,8a Sixth Avenue

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 8,8a Sixth Avenue?

Key takeawayURA has approved 3 changes of use at 8,8a Sixth Avenue since 2000, most recently in 2023, and refused 2. 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.

15 Jul 2025Renewed
Continued use as restaurant
Continued use of part 1st storey shop as restaurant
14 Jul 2025Renewed
Continued use as fitness centre
Continued use of 2nd storey residential premises as fitness centre (pilates & personal training)
27 Mar 2023Approved
Change of use to fitness centre
Proposed change of use of 2nd storey residential premises to fitness centre (pilates & personal training)
7 Dec 2022Renewed
Continued use as restaurant
Continued use of part 1st storey shop as restaurant
18 Nov 2020Renewed
Continued use as commercial school
Continued use of the 2nd storey residential premises as commercial school
26 Aug 2020Refused
Change of use to restaurant
Change of use of part 1st storey shop to restaurant (expansion of existing restaurant) at 8 sixth avenue (bukit timah planning area)
11 Oct 2019Renewed
Continued use as restaurant
Continued use of part 1st storey shop as restaurant
10 Jan 2019Approved
Change of use to commercial school
Proposed change of use of the 2nd storey residential premises to commercial school
7 Sept 2018Refused
Change of use: residential → restaurant
Proposed change of use of 2nd storey premises of 2-storey corner terrace shophouse from residential to restaurant
14 Sept 2017Renewed
Continued use as restaurant
Continued use of part 1st storey shop as restaurant
11 Dec 2014Approved
Change of use to restaurant
Proposed continued use of 1st storey shop as restaurant on lot mk04 99402x at 8 sixth avenue (bukit timah planning area)

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 8,8a Sixth Avenue?

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

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 8,8a Sixth Avenue?

Key takeawayThe nearest MRT/LRT is Sixth Avenue MRT, about 202 m away — and 1 competing retail premises operate nearby.

Getting around

Sixth Avenue MRT202 m · ~3 min

Amenities nearby

RafflesMedical (Sixth Avenue) · 14 mSixth Ave Ctr · 64 mSixth Avenue MRT Exit A · 166 mMaple Lane Park · 302 mEducational Institution · 517 mPlace Of Worship · 983 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Cold Storage Singapore (1983) Pte Ltd · 71 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8,8a Sixth Avenue

Key takeawayThe nearest station is Sixth Avenue (DT7), 165 m away — a quiet station, with 9,681 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 4% of retail buildings

nearest MRT/LRT Sixth Avenue (DT7) 165 m, about 9,681 taps a weekday; bus stops within 400 m: 7, about 8,096 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 11,000 residents within 1 km (June 2026); 0 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

Sixth Avenue (DT7)165 m · 9,681 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 8,8a Sixth Avenue. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 8,096 boardings and alightings on an average weekday.

Public car parks within 500 m

Sixth Ave (URA)24 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Anamalai Ave (URA)61 m
S$0.60 per half-hour at midday on a weekday · 12 car lots
Service Rd (Bukit Tima H Rd - Sixth Ave) (URA)128 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

Nearest URA season parking: Coronation Road Area, 1.8 km away, S$90/month.

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

Who's registered at 8,8a Sixth Avenue?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 8,8a Sixth Avenue as their registered address. These are registered businesses, not who occupies the space.

Education
1
Arts, entertainment and recreation
1
Manufacturing
0
Wholesale and retail trade
0
Accommodation and food services
0
Professional, scientific and technical services
0
Administrative and support services
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. ACRA, as of 2026-09-16.

Frequently asked questions about 8,8a Sixth Avenue

Where is 8,8A Sixth Avenue?⌄

8,8A Sixth Avenue is at 8,8A Sixth Avenue, Singapore 276473, in the Bukit Timah planning area.

What is 8,8A Sixth Avenue zoned as?⌄

8,8A Sixth Avenue sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of 8,8A Sixth Avenue?⌄

8,8A Sixth Avenue is freehold.

What have units at 8,8A Sixth Avenue sold for?⌄

Across 3 recorded transactions, the median price is S$2,693 psf. The latest was in April 2018.

What is the nearest MRT station to 8,8A Sixth Avenue?⌄

Sixth Avenue MRT is the closest, 202 m away (about a 3-minute walk).

How many businesses are registered at 8,8A Sixth Avenue?⌄

2 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

Year of completion is not on record for this building. Building age cannot be stated.

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.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.