CommercialCOMMERCIALDistrict 23 · Bukit Panjang

Hillion Residences

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Hillion Residences is a commercial building in District 23 · Bukit Panjang, on land zoned COMMERCIAL under the URA Master Plan. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on Hillion Residences.

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What are the key facts about Hillion Residences?

Key takeawayHillion Residences is a commercial building in District 23 · Bukit Panjang, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 23 · Bukit Panjang
Address: 10 Jelebu Road
Land area: 18,955 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 555
Managing agent: KNIGHT FRANK PROPERTY & FACILITIES MANAGEMENT PTE. LTD.
Strata formed: 2018 (MCST 02-4555)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 6

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 Hillion Residences

Hillion Residences is a mixed-use building in Bukit Panjang (District 23). It is located along Jelebu Road, Singapore 677672.

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

It occupies roughly 18,955 sqm of land with about 56,865 sqm of gross floor area.

7 businesses are currently registered at this address with ACRA.

The nearest MRT is Bukit Panjang LRT, 234 m away (about a 4-minute walk). The closest bus stop (Bt Panjang Plaza) is 24 m away (about a 0-minute walk). Bukit Panjang Plaza is 47 m away (about a 1-minute walk).

What is Hillion Residences zoned as?

Key takeawayHillion Residences sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Hillion Residences rent for?

Key takeawayNo rent is published for Hillion Residences itself. On its street, Jelebu Road, retail space rented at a median of $25.21 psf a month in 2026Q3, with the middle half of leases between $17.18 and $28.23. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jelebu Road

Street level · 2026Q3

25th pct

$17.18

$184.91 psm

Median

$25.21

$271.33 psm

75th pct

$28.23

$303.83 psm

S$ per sq ft per month · median +8.6% on a year earlier

2023Q4 · $272.27 psm2026Q3 · $271.33 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

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 Hillion Residences

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 Hillion Residences?

Key takeawayURA's planning decisions at Hillion Residences 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.

19 Nov 2020ApprovedFloor 22
Additions & alterations
Proposed addition of light weight metal and glass shelter over roof terrace of existing residential unit on lot 01665m mk14 at 10 jelebu road hillion residences #22-XX singapore 677672

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).

How does Jelebu Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Hillion Residences?

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 Hillion Residences?

Key takeawayThe nearest MRT/LRT is Bukit Panjang LRT, about 234 m away.

Getting around

Bukit Panjang LRT234 m · ~4 min

Amenities nearby

Bt Panjang Plaza · 24 mDr W K Koo & Associates · 42 mNTUC Fairprice Co-operative Ltd · 47 mBukit Panjang Plaza · 47 mSenja-Cashew Community Centre · 214 mBukit Panjang LRT Exit D · 218 mPlace Of Worship · 379 mEducational Institution · 437 mBukit Panjang Polyclinic · 526 mSenja Hawker Centre · 876 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hillion Residences

Key takeawayThe nearest station is Bukit Panjang (BP6 / DT1), 218 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 11 public car parks are within 500 m.

Foot traffic: busier than 77% of retail buildings

nearest MRT/LRT Bukit Panjang (BP6/DT1) 218 m, about 85,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 19, about 80,000 taps a weekday; Bukit Panjang: 9,091 resident workers (Census 2020, by workplace); about 89,000 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)218 m · about 85,000 weekday taps
Senja (BP13)365 m · 2,482 weekday taps
Petir (BP7)379 m · 2,349 weekday taps
Phoenix (BP5)648 m · 4,095 weekday taps
Jelapang (BP12)768 m · 6,292 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 Hillion Residences. Transfers between lines don't tap, so interchanges read low.

Bus

19 bus stops within 400 m, with about 80,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Bt Panjang Plaza (development car park)52 m
rates not published as open data
Blk 181A Jelebu Road (HDB)73 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 553 car lots
Blk 177A Lompang Road (HDB)145 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 497 car lots
Blk 185A Jelebu Road (HDB)167 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 319 car lots
Blk 180A Lompang Road (HDB)176 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 232 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. Hillion Residences's own car park, if it has one, and its charges are not in the open data.

Who's registered at Hillion Residences?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list Hillion Residences as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Professional, scientific and technical services
1
Administrative and support services
1
Other services
0
Manufacturing
0
Construction
0
Education
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 Hillion Residences

Where is Hillion Residences?⌄

Hillion Residences is at 10 Jelebu Road, Singapore 677672, in the Bukit Panjang planning area.

What is Hillion Residences zoned as?⌄

Hillion Residences sits on land zoned commercial under the URA Master Plan.

Have there been any recorded transactions at Hillion Residences?⌄

No caveats have been lodged for Hillion Residences 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 Hillion Residences?⌄

Bukit Panjang LRT is the closest, 234 m away (about a 4-minute walk).

How many businesses are registered at Hillion Residences?⌄

7 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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This development is also registered as the residential project Hillion Residences.

Read the figures right

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

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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 BCA's MCST register, PropKaki's submarket map, LTA DataMall car parks, 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.