CommercialRESIDENTIALLeaseholdDistrict 23 · Bukit Batok

Hillview Regency

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2024

Quick Summary

Hillview Regency is a commercial building in District 23 · Bukit Batok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 73 years remaining. 9 transactions are on record since 1995, most recently in Jun 2024. ACRA records 19 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Hillview Regency?

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

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 23 · Bukit Batok
Address: 26 Bukit Batok East Avenue 2
Land area: 22,845 sqm
Completed: Not on record
Storeys: 25 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 573
Managing agent: MELANA INTERNATIONAL PTE LTD
Strata formed: 2006 (MCST 3044)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 9 (records start 1995)
Live listings: None
ACRA registrations: 19

About Hillview Regency

Hillview Regency is a mixed-use building in Bukit Batok (District 23). It is located along Bukit Batok East Avenue 2, Singapore 659920.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 73 years remaining on the lease. It occupies roughly 22,845 sqm of land with about 63,967 sqm of gross floor area.

9 transactions have been recorded here, at a median of S$1,894 psf. The most recent was in June 2024.

36 businesses are currently registered at this address with ACRA.

The closest bus stop (Opp Blk 258) is 62 m away (about a 1-minute walk).

What is Hillview Regency zoned as?

Key takeawayHillview Regency sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Hillview Regency sold for?

Key takeaway9 transactions are on record since 1995, most recently in Jun 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2024	Retail	S$382k	140 sqft	$2,730
Jul 2022	Retail	S$385k	140 sqft	$2,751
Nov 2018	Retail	S$360k	140 sqft	$2,573
Aug 2012	Retail	S$355k	140 sqft	$2,537
Apr 2012	Retail	S$265k	140 sqft	$1,894
Sept 2011	Retail	S$250k	140 sqft	$1,787
Sept 2010	Retail	S$170k	140 sqft	$1,215
Aug 2006	Retail	S$110k	140 sqft	$786
Feb 2005	Retail	S$101k	140 sqft	$720

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 Regency 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 Regency

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.

How does Bukit Batok East Avenue 2 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 Hillview Regency?

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 Regency?

Amenities nearby

Opp Blk 258 · 62 mWesley Family Clinic and Surgery · 251 mPlace Of Worship · 339 mBukit Batok East Community Club · 373 mHillview Crescent Playground · 401 mEducational Institution · 524 m

Competing premises nearby

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

West Mall · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hillview Regency

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Hume, 1.1 km away. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 7% of retail buildings

no MRT/LRT within 1 km (nearest Hume, 1.1 km); bus stops within 400 m: 9, about 9,687 taps a weekday; Bukit Batok: 33,792 resident workers (Census 2020, by workplace); about 47,000 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.

Bus

9 bus stops within 400 m, with 9,687 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 254/265 Bukit Batok East Avenue 4 (HDB)135 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 312 car lots
Hillview Terrace (URA)163 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 10 car lots
Bukit Batok East Ave 2 Hvp (URA)311 m
Blk 242/253 Bukit Batok East Avenue 2/5 (HDB)363 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 427 car lots
Blk 266/284 Bukit Batok East Avenue 3/4 (HDB)420 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 501 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.

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

Who's registered at Hillview Regency?

Key takeaway19 live companies (and LLPs and branches; sole proprietors are not counted) list Hillview Regency as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
7
Professional, scientific and technical services
3
Accommodation and food services
3
Transportation and storage
2
Information and communications
1
Manufacturing
1
Financial and insurance
1
Education
1
Construction
0
Water supply, sewerage and waste management
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Hillview Regency

Where is Hillview Regency?⌄

Hillview Regency is at 26 Bukit Batok East Avenue 2, Singapore 659920, in the Bukit Batok planning area.

What is Hillview Regency zoned as?⌄

Hillview Regency sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Hillview Regency?⌄

Hillview Regency is leasehold. About 73 years remain on the lease.

What have units at Hillview Regency sold for?⌄

Across 9 recorded transactions, the median price is S$1,894 psf. The latest was in June 2024.

How many businesses are registered at Hillview Regency?⌄

36 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.

For agents · in the PropKaki app

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Hillview Regency — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

This development is also registered as the residential project Hillview Regency.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, HDB car park information (data.gov.sg), URA car park data (URA Data Service), PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.