CommercialRESIDENTIAL999-year leaseholdDistrict 21 · Bukit Panjang

Southaven Ii

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2021

Quick Summary

Southaven Ii is a commercial building in District 21 · Bukit Panjang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.92. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Aug 2021. 1 unit is currently listed for sale. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on Southaven Ii.

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What are the key facts about Southaven Ii?

Key takeawaySouthaven Ii is a commercial building in District 21 · Bukit Panjang, zoned RESIDENTIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.92
Tenure: 999-year leasehold
District / Area: District 21 · Bukit Panjang
Address: 33 Hindhede Walk
Land area: 26,218 sqm
Completed: Not on record
Storeys: 10 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 341
Managing agent: BARRINGHAM INTERNATIONAL PROPERTY MANAGEMENT PTE LTD
Strata formed: 1999 (MCST 2371)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 2 (records start 1995)
Live listings: 1
ACRA registrations: 9

About Southaven Ii

Southaven Ii is a mixed-use building in Bukit Panjang (District 21). It is located along Hindhede Walk, Singapore 587968.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.92.

The site is 999-year leasehold, with about 850 years remaining on the lease. It occupies roughly 26,218 sqm of land with about 50,338 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$1,421 psf. The most recent was in August 2021.

15 businesses are currently registered at this address with ACRA.

The nearest MRT is Beauty World MRT, 754 m away (about a 12-minute walk). The closest bus stop (Bt Regency) is 119 m away (about a 2-minute walk).

What is Southaven Ii zoned as?

Key takeawaySouthaven Ii sits on land zoned RESIDENTIAL with a gross plot ratio of 1.92.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.92

Run the full zoning report for this building →

What has Southaven Ii sold for?

Key takeaway2 transactions are on record since 1995, most recently in Aug 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2021	Retail	S$490k	323 sqft	$1,517
Mar 2018	Retail	S$428k	323 sqft	$1,325

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 Southaven Ii rent for?

Key takeawayNo street- or building-level rent is published here. Across District 21 retail, retail space rented at a median of $9.06 psf a month in 2026Q3, with the middle half of leases between $6.85 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 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 21 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 Southaven Ii

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 fast units move at Southaven Ii

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Southaven Ii?

Key takeawayURA's planning decisions at Southaven Ii 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.

26 Apr 2021ApprovedFloor 9
Additions & alterations
Proposed additions and alterations involving erection of lightweight awning over roof terrace of existing unit #09-XX southaven ii on lot 01969x mk 16 at 33 hindhede walk singapore 587968 (bukit panjang planning area)
3 Feb 2005Approved
Additions & alterations
Proposed installation of 2 nos of 3g rbs 3101 singtel equipment with antenas pole on roof top southaven ii for communication purpose

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 Southaven Ii?

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

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

An INDICATIVE AREA yield for District 21 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 21 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

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 available at Southaven Ii right now?

Key takeaway1 unit is currently listed at Southaven Ii. One row per unit; several agents often market the same unit.

For sale (1)

Southaven II2 agentsS$675k · 323 sqft

Browse every listing at this building →

What is near Southaven Ii?

Key takeawayThe nearest MRT/LRT is Beauty World MRT, about 754 m away — and 2 competing retail premisess operate nearby.

Getting around

Beauty World MRT754 m · ~12 min

Amenities nearby

Bt Regency · 119 mHoover Park (Lor Pisang Hijau Playground) · 355 mPlace Of Worship · 424 mBeauty World MRT Exit B · 700 mBukit Timah Community Club · 725 mEducational Institution · 790 m

Competing premises nearby

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

Bukit Timah Market · 764 mKap Mall · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Southaven Ii

Key takeawayThe nearest station is Beauty World (DT5), 700 m away — a moderately busy station, with about 33,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 2% of retail buildings

nearest MRT/LRT Beauty World (DT5) 700 m, about 33,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 4,022 taps a weekday; Bukit Panjang: 9,091 resident workers (Census 2020, by workplace); about 17,000 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

Beauty World (DT5)700 m · about 33,000 weekday taps
Hume (DT4)916 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 Southaven Ii. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 4,022 boardings and alightings on an average weekday.

Public car parks within 500 m

Cheong Chin Nam Rd (URA)496 m
S$0.60 per half-hour at midday on a weekday · 63 car lots

Nearest URA season parking: Hillview Terrace, 1.7 km away, S$90/month.

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

Who's registered at Southaven Ii?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list Southaven Ii as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
3
Professional, scientific and technical services
2
Financial and insurance
2
Accommodation and food services
1
Real estate
1
Information and communications
0
Administrative and support services
0
Construction
0
Transportation and storage
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 Southaven Ii

Where is Southaven Ii?⌄

Southaven Ii is at 33 Hindhede Walk, Singapore 587968, in the Bukit Panjang planning area.

What is Southaven Ii zoned as?⌄

Southaven Ii sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.92.

What is the tenure of Southaven Ii?⌄

Southaven Ii is 999-year leasehold. About 850 years remain on the lease.

What have units at Southaven Ii sold for?⌄

Across 2 recorded transactions, the median price is S$1,421 psf. The latest was in August 2021.

What is the nearest MRT station to Southaven Ii?⌄

Beauty World MRT is the closest, 754 m away (about a 12-minute walk).

How many businesses are registered at Southaven Ii?⌄

15 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 Southaven Ii.

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.

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, 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.