CommercialRESIDENTIALFreeholdDistrict 16 · Bedok

8a Jalan Limau Bali

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2004

Quick Summary

8a Jalan Limau Bali is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Dec 2004. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 8a Jalan Limau Bali.

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What are the key facts about 8a Jalan Limau Bali?

Key takeaway8a Jalan Limau Bali is a commercial building in District 16 · Bedok, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: Freehold
District / Area: District 16 · Bedok
Address: 8a Jalan Limau Bali
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 8a Jalan Limau Bali

8A Jalan Limau Bali is a mixed-use property in Bedok (District 16). It is located along Jalan Limau Bali, Singapore 468478.

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

The site is freehold.

1 transaction has been recorded here, at a median of S$573 psf. The most recent was in December 2004.

The nearest MRT is Tanah Merah MRT, 566 m away (about a 9-minute walk). The closest bus stop (Blk 171) is 159 m away (about a 2-minute walk).

What is 8a Jalan Limau Bali zoned as?

Key takeaway8a Jalan Limau Bali sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 8a Jalan Limau Bali sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2004 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2004	Shop House	S$592k	1,033 sqft	$573

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 8a Jalan Limau Bali rent for?

Key takeawayNo street- or building-level rent is published here. Across District 16 retail, retail space rented at a median of $13.41 psf a month in 2026Q3, with the middle half of leases between $9.63 and $19.91. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 16 retail

Region band · 2026Q3

25th pct

$9.63

$103.71 psm

Median

$13.41

$144.37 psm

75th pct

$19.91

$214.29 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 16 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 8a Jalan Limau Bali

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 8a Jalan Limau Bali?

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

Indicative area yield — District 16 retail

Gross yield (area)

6.5%

5.8% net of property tax

Rent side (median of bands)

$144.37 psm/mo

2026Q3

Price side (strata, 5y)

$2,484 psf

23 sales

An INDICATIVE AREA yield for District 16 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 16 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$97.62	$105.00	$122.84
B1 & Below · >30 - 100	$286.15	$302.39	$317.22
Level 1 · >30 - 100	$109.80	$151.19	$224.75
Level 1 · >100 - 300	$92.46	$137.54	$203.82

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 8a Jalan Limau Bali?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 566 m away — and 2 competing retail premisess operate nearby.

Getting around

Tanah Merah MRT566 m · ~9 min

Amenities nearby

Blk 171 · 159 mKew Ave Pg · 175 mShim Clinic · 348 mEducational Institution · 375 mPlace Of Worship · 445 mTanah Merah MRT Exit A · 541 m

Competing premises nearby

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

Blk 58 New Upper Changi Road · 688 mEast Village · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8a Jalan Limau Bali

Key takeawayThe nearest station is Tanah Merah (EW4), 541 m away — a moderately busy station, with about 34,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 12% of retail buildings

nearest MRT/LRT Tanah Merah (EW4) 541 m, about 34,000 taps a weekday; bus stops within 400 m: 6, about 8,896 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 48,000 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

Tanah Merah (EW4)541 m · about 34,000 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 8a Jalan Limau Bali. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 8,896 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 155/172 Bedok South Road/Avenue 3 (HDB)275 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 743 car lots
Blk 152A Bedok South Road (HDB)440 m
no short-term parking · 4 car lots
Blk 67/73 Bedok South Road (HDB)472 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 385 car lots
Blk 154 Bedok South Road (HDB)477 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 674 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: Bedok Rd Food Centre O Ff St, 928 m away, S$90/month.

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

How many companies are registered at 8a Jalan Limau Bali?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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.

Frequently asked questions about 8a Jalan Limau Bali

Where is 8A Jalan Limau Bali?⌄

8A Jalan Limau Bali is at 8A Jalan Limau Bali, Singapore 468478, in the Bedok planning area.

What is 8A Jalan Limau Bali zoned as?⌄

8A Jalan Limau Bali sits on land zoned residential under the URA Master Plan.

What is the tenure of 8A Jalan Limau Bali?⌄

8A Jalan Limau Bali is freehold.

What have units at 8A Jalan Limau Bali sold for?⌄

Across 1 recorded transaction, the median price is S$573 psf. The latest was in December 2004.

What is the nearest MRT station to 8A Jalan Limau Bali?⌄

Tanah Merah MRT is the closest, 566 m away (about a 9-minute walk).

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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.

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.

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, 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.