CommercialRESIDENTIALFreeholdDistrict 10 · Bukit Timah

Royalville

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2014

Quick Summary

Royalville is a commercial building in District 10 · Bukit Timah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 9 transactions are on record since 1995, most recently in Jul 2014. ACRA records 0 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Royalville?

Key takeawayRoyalville is a commercial building in District 10 · Bukit Timah, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 10 · Bukit Timah
Address: 833 Bukit Timah Road
Land area: 16,182 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Submarket: City Fringe
Units with a recorded sale: At least 7
Transactions on record: 9 (records start 1995)
Live listings: None
ACRA registrations: 0

About Royalville

Royalville is a mixed-use building in Bukit Timah (District 10). It is located along Bukit Timah Road, Singapore 279887.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.

The site is freehold. It occupies roughly 16,182 sqm of land with about 22,709 sqm of gross floor area.

9 transactions have been recorded here, at a median of S$1,917 psf. The most recent was in July 2014.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Sixth Avenue MRT, 338 m away (about a 5-minute walk). The closest bus stop (Sixth Ave Ctr) is 117 m away (about a 2-minute walk).

What is Royalville zoned as?

Key takeawayRoyalville sits on land zoned RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has Royalville sold for?

Key takeaway9 transactions are on record since 1995, most recently in Jul 2014 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2014	Retail	S$5.00M	1,701 sqft	$2,940
Nov 2012	Retail	S$2.76M	850 sqft	$3,246
Nov 2012	Retail	S$3.20M	850 sqft	$3,763
Oct 2009	Retail	S$1.40M	850 sqft	$1,646
Jul 2002	Retail	S$1.17M	850 sqft	$1,374
Oct 2000	Retail	S$2.90M	1,701 sqft	$1,705
Jul 1998	Retail	S$1.30M	850 sqft	$1,529
Aug 1997	Retail	S$1.70M	850 sqft	$1,999
Jan 1997	Retail	S$1.63M	850 sqft	$1,917

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 Royalville rent for?

Key takeawayNo rent is published for Royalville itself. On its street, Bukit Timah Road, retail space rented at a median of $12.92 psf a month in 2026Q3, with the middle half of leases between $6.76 and $14.75. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Bukit Timah Road

Street level · 2026Q3

25th pct

$6.76

$72.79 psm

Median

$12.92

$139.10 psm

75th pct

$14.75

$158.77 psm

S$ per sq ft per month · median -10.2% on a year earlier

2023Q4 · $118.46 psm2026Q3 · $139.10 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).

Office space on Bukit Timah Road

Street level · 2026Q1

25th pct

$3.75

$40.35 psm

Median

$5.42

$58.33 psm

75th pct

$5.74

$61.76 psm

S$ per sq ft per month · median -30.3% on a year earlier

2022Q4 · $52.77 psm2026Q1 · $58.33 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

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

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 Royalville

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 Royalville?

Key takeawayURA has approved 8 changes of use at Royalville 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.

17 Jul 2018ApprovedFloor 1
Change of use to shop
Proposed change of use of #01-XX to shop
11 Jul 2018RenewedFloor 1
Continued use as pet shop and pet grooming shop
Continued use of #01-XX as pet shop and pet grooming shop - royalville
14 Aug 2017RenewedFloor 1
Continued use as pizza making & delivery outlet with ancillary refreshment area
Continued use of unit #01-XX as pizza making & delivery outlet with ancillary refreshment area
11 Jul 2017RenewedFloor 1
Continued use as restaurant
Continued use of shop units #01-XX and #01-XX as restaurant
20 Mar 2017RenewedFloor 1
Continued use as confectionery with ancillary refreshment area
Continued use of unit #01-XX as confectionery with ancillary refreshment area
22 Sept 2016ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of part unit #01-XX to massage establishment (cat 1 me)
9 Dec 2015RenewedFloor 1
Continued use as cafe
Continued use of shop unit #01-XX as cafe
24 Feb 2015RenewedFloor 1
Continued use as confectionery with ancillary refreshment area
Continued use of unit #01-XX as confectionery with ancillary refreshment area at 833 bukit timah road - royalville (bukit timah planning area)
15 Mar 2013ApprovedFloor 1
Change of use to confectionery with ancillary refreshment area
Proposed change of use of shop unit #01-XX to confectionery with ancillary refreshment area
31 Oct 2012RenewedFloor 1
Continued use as cafe
Continued use of shop unit #01-XX as cafe
10 May 2012ApprovedFloor 1
Change of use: finance office → pizza making & delivery outlet
Change of use of unit #01-XX from finance office to pizza making & delivery outlet
18 Oct 2010ApprovedFloor 1
Change of use: car showroom → pet shop and pet grooming shop
Change of use of unit #01-XX from car showroom to pet shop and pet grooming shop

7 earlier change-of-use and A&A decisions are on record since 2000.

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 Bukit Timah Road price?

Key takeawayAcross 17 strata sales on Bukit Timah Road in the last 5 years, the median is $3,263 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,263

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

What do commercial rents run near Royalville?

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

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 Royalville?

Key takeawayThe nearest MRT/LRT is Sixth Avenue MRT, about 338 m away — and 1 competing retail premises operate nearby.

Getting around

Sixth Avenue MRT338 m · ~5 min

Amenities nearby

Royal Health Clinic & Surgery · 3 mSixth Ave Ctr · 117 mMaple Lane Park · 244 mSixth Avenue MRT Exit A · 304 mEducational Institution · 639 m

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 213 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Royalville

Key takeawayThe nearest station is Sixth Avenue (DT7), 304 m away — a quiet station, with 9,681 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 2% of retail buildings

nearest MRT/LRT Sixth Avenue (DT7) 304 m, about 9,681 taps a weekday; bus stops within 400 m: 8, about 8,782 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 11,000 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

Sixth Avenue (DT7)304 m · 9,681 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 Royalville. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 8,782 boardings and alightings on an average weekday.

Public car parks within 500 m

Sixth Ave (URA)123 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Anamalai Ave (URA)139 m
S$0.60 per half-hour at midday on a weekday · 12 car lots
Service Rd (Bukit Tima H Rd - Sixth Ave) (URA)257 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

Nearest URA season parking: Coronation Road Area, 1.9 km away, S$90/month.

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

Who's registered at Royalville?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Royalville as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Accommodation and food services
0
Manufacturing
0
Construction
0
Transportation and storage
0
Real estate
0
Professional, scientific and technical services
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 Royalville

Where is Royalville?⌄

Royalville is at 833 Bukit Timah Road, Singapore 279887, in the Bukit Timah planning area.

What is Royalville zoned as?⌄

Royalville sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of Royalville?⌄

Royalville is freehold.

What have units at Royalville sold for?⌄

Across 9 recorded transactions, the median price is S$1,917 psf. The latest was in July 2014.

What is the nearest MRT station to Royalville?⌄

Sixth Avenue MRT is the closest, 338 m away (about a 5-minute walk).

How many businesses are registered at Royalville?⌄

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.

For agents · in the PropKaki app

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

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

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Royalville — 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 Royalville.

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.

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.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.