CommercialRESIDENTIALLeaseholdDistrict 23 · Bukit Batok

Hillsta

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2022

Quick Summary

Hillsta is a commercial building in District 23 · Bukit Batok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is leasehold with roughly 84 years remaining. 1 transaction is on record since 1995, most recently in Jul 2022. ACRA records 15 live company registrations at this address.

The facts are here — now get the verdict on Hillsta.

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What are the key facts about Hillsta?

Key takeawayHillsta is a commercial building in District 23 · Bukit Batok, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Leasehold
District / Area: District 23 · Bukit Batok
Address: 68 Phoenix Road
Land area: 15,386 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 418
Managing agent: SMART PROPERTY MANAGEMENT (SINGAPORE) PTE LTD
Strata formed: 2016 (MCST 4473)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 15

About Hillsta

Hillsta is a mixed-use building in Bukit Batok (District 23). It is located along Phoenix Road, Singapore 668202.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.

The site is leasehold, with about 84 years remaining on the lease. It occupies roughly 15,386 sqm of land with about 35,539 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$3,327 psf. The most recent was in July 2022.

20 businesses are currently registered at this address with ACRA.

The nearest MRT is Phoenix LRT, 258 m away (about a 4-minute walk). The closest bus stop (Opp Blk 26) is 112 m away (about a 2-minute walk).

What is Hillsta zoned as?

Key takeawayHillsta sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1

Run the full zoning report for this building →

What has Hillsta sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jul 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2022	Retail	S$1.32M	398 sqft	$3,327

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 Hillsta 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 Hillsta

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 Hillsta?

Key takeawayURA has approved 1 change of use at Hillsta since 2000, most recently in 2018. 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.

22 Mar 2021RenewedFloor 1
Continued use as take-away food shop with ancillary dine-in
Continued use of shop unit #01-XX as take-away food shop with ancillary dine-in
7 Mar 2018ApprovedFloor 1
Change of use to take-away food shop with ancillary dine-in
Proposed change of use of shop unit #01-XX to take-away food shop with ancillary dine-in on lot 04776k mk10 at 68 phoenix road (bukit batok planning area)
6 Oct 2015Approved
Additions & alterations
Proposed 4th amendment to approved condominium housing development comprising 1 blk of 20-sty, 1 blk of 23-sty, 1 blk of 21-sty residential flats, 20 nos of 3-sty strata terraces (total 416 units) with ancillary shops, 5 decks of mscp, swimming pools, pavilions and communal facilities

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 Phoenix 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 Hillsta?

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 Hillsta?

Key takeawayThe nearest MRT/LRT is Phoenix LRT, about 258 m away — and 2 competing retail premisess operate nearby.

Getting around

Phoenix LRT258 m · ~4 min

Amenities nearby

River of Life Family Clinic · 102 mOpp Blk 26 · 112 mPhoenix Park · 154 mPhoenix LRT Exit A · 279 mPlace Of Worship · 316 mEducational Institution · 340 mChua Chu Kang Community Club · 681 mBukit Panjang Polyclinic · 766 m

Competing premises nearby

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

Sheng Siong Supermarket Pte Ltd · 295 mJunction 10 · 565 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hillsta

Key takeawayThe nearest station is Phoenix (BP5), 258 m away — a quiet station, with 4,095 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 40% of retail buildings

nearest MRT/LRT Phoenix (BP5) 258 m, about 4,095 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 9, about 17,000 taps a weekday; Bukit Batok: 33,792 resident workers (Census 2020, by workplace); about 59,000 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

Phoenix (BP5)258 m · 4,095 weekday taps
Teck Whye (BP4)286 m · 7,517 weekday taps
Bukit Panjang (BP6 / DT1)553 m · about 85,000 weekday taps
Keat Hong (BP3)811 m · 8,600 weekday taps
Senja (BP13)924 m · 2,482 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 Hillsta. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 25/26 Teck Whye Lane (HDB)156 m
S$0.60 per half-hour at midday on a weekday · 108 car lots
Blk 101/108 Teck Whye Lane (HDB)272 m
no short-term parking · 331 car lots
Blk 154A Jalan Teck Whye (HDB)276 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 388 car lots
Blk 15-20 Teck Whye Lane (HDB)289 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 355 car lots
Blk 158A Jalan Teck Whye (HDB)298 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 337 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: Service Rd (Choa Chu K Ang Ave 1), 1.2 km away, S$90/month.

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

Who's registered at Hillsta?

Key takeaway15 live companies (and LLPs and branches; sole proprietors are not counted) list Hillsta as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Accommodation and food services
3
Professional, scientific and technical services
2
Construction
2
Other services
1
Information and communications
1
Manufacturing
1
Education
1
Transportation and storage
0
Financial and insurance
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 Hillsta

Where is Hillsta?⌄

Hillsta is at 68 Phoenix Road, Singapore 668202, in the Bukit Batok planning area.

What is Hillsta zoned as?⌄

Hillsta sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of Hillsta?⌄

Hillsta is leasehold. About 84 years remain on the lease.

What have units at Hillsta sold for?⌄

Across 1 recorded transaction, the median price is S$3,327 psf. The latest was in July 2022.

What is the nearest MRT station to Hillsta?⌄

Phoenix LRT is the closest, 258 m away (about a 4-minute walk).

How many businesses are registered at Hillsta?⌄

20 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 Hillsta.

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.

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 BCA's MCST register, 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.