CommercialRESIDENTIAL999-year leaseholdDistrict 23 · Bukit Batok

Hillview Garden Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2017

Quick Summary

Hillview Garden Estate is a commercial building in District 23 · Bukit Batok, on land zoned RESIDENTIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Mar 2017. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Hillview Garden Estate.

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What are the key facts about Hillview Garden Estate?

Key takeawayHillview Garden Estate is a commercial building in District 23 · Bukit Batok, zoned RESIDENTIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: 999-year leasehold
District / Area: District 23 · Bukit Batok
Address: 11 Chu Lin Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About Hillview Garden Estate

Hillview Garden Estate is a mixed-use estate in Bukit Batok (District 23). It is located along Chu Lin Road, Singapore 669902.

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

The site is 999-year leasehold, with about 857 years remaining on the lease.

2 transactions have been recorded here, at a median of S$1,539 psf. The most recent was in March 2017.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Hillview MRT, 945 m away (about a 15-minute walk). The closest bus stop (Mont Botanik Residence) is 116 m away (about a 2-minute walk).

What is Hillview Garden Estate zoned as?

Key takeawayHillview Garden Estate 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Hillview Garden Estate sold for?

Key takeaway2 transactions are on record since 1995, most recently in Mar 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2017	Shop House	S$1.45M	893 sqft	$1,623
May 2011	Shop House	S$1.30M	893 sqft	$1,455

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 Hillview Garden Estate 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 Hillview Garden Estate

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 Hillview Garden Estate?

Key takeawayURA has approved 2 changes of use at Hillview Garden Estate since 2000, most recently in 2025. 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.

16 Jan 2025Approved
Change of use to pet shop / pet grooming
Proposed change of use of the 1st storey premises to pet shop / pet grooming
9 Jun 2017Renewed
Continued use as pizza delivery cum take-away outlet
Continued used of part 1st storey shop as pizza delivery cum take-away outlet (no dining-in)
11 Aug 2016Renewed
Continued use as pizza delivery cum take-away outlet
Continued used of part 1st storey shop as pizza delivery cum take-away outlet (no dining-in)
5 May 2011Approved
Change of use: shop → pizza delivery outlet
Change of use of ground floor of a two storey building from shop to pizza delivery outlet

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 Hillview Garden Estate?

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 Hillview Garden Estate?

Key takeawayThe nearest MRT/LRT is Hillview MRT, about 945 m away — and 1 competing retail premises operate nearby.

Getting around

Hillview MRT945 m · ~15 min

Amenities nearby

Jalan Remaja Interim Park · 41 mMont Botanik Residence · 116 mEducational Institution · 437 mHillview Community Club · 653 mPlace Of Worship · 770 mHillview MRT Exit B · 900 m

Competing premises nearby

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

HillV2 · 708 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hillview Garden Estate

Key takeawayThe nearest station is Hillview (DT3), 900 m away — a quiet station, with about 14,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Hillview Terrace (URA), 608 m away, season S$90/month.

Foot traffic: busier than 5% of retail buildings

nearest MRT/LRT Hillview (DT3) 900 m, about 14,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 8, about 5,734 taps a weekday; Bukit Batok: 33,792 resident workers (Census 2020, by workplace); about 33,000 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

Hillview (DT3)900 m · about 14,000 weekday taps
Bukit Gombak (NS3)934 m · about 42,000 weekday taps
Hume (DT4)962 m · 4,746 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 Hillview Garden Estate. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 5,734 boardings and alightings on an average weekday.

Who's registered at Hillview Garden Estate?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Hillview Garden Estate as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1

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 Hillview Garden Estate

Where is Hillview Garden Estate?⌄

Hillview Garden Estate is at 11 Chu Lin Road, Singapore 669902, in the Bukit Batok planning area.

What is Hillview Garden Estate zoned as?⌄

Hillview Garden Estate sits on land zoned residential under the URA Master Plan.

What is the tenure of Hillview Garden Estate?⌄

Hillview Garden Estate is 999-year leasehold. About 857 years remain on the lease.

What have units at Hillview Garden Estate sold for?⌄

Across 2 recorded transactions, the median price is S$1,539 psf. The latest was in March 2017.

What is the nearest MRT station to Hillview Garden Estate?⌄

Hillview MRT is the closest, 945 m away (about a 15-minute walk).

How many businesses are registered at Hillview Garden Estate?⌄

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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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.