CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 27 · Sembawang

Victory 8

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Victory 8 is a commercial building in District 27 · Sembawang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. 1 unit is currently listed for rent. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on Victory 8.

Ask PropKaki

What are the key facts about Victory 8?

Key takeawayVictory 8 is a commercial building in District 27 · Sembawang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: Not on record
District / Area: District 27 · Sembawang
Address: 8 Jalan Legundi
Land area: 1,866 sqm
Completed: 2014 (per EdgeProp)
Storeys: 3 (© OpenStreetMap contributors)
Developer: Kwang Lee Hang Pte Ltd (per CommercialGuru)
Submarket: Suburban
Transactions on record: None recorded
Live listings: 1
ACRA registrations: 8

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Victory 8

Victory 8 is a mixed-use building in Sembawang (District 27). It is located along Jalan Legundi, Singapore 759274.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.

It occupies roughly 1,866 sqm of land with about 2,612 sqm of gross floor area.

14 businesses are currently registered at this address with ACRA.

The nearest MRT is Canberra MRT, 688 m away (about a 11-minute walk). The closest bus stop (Opp Sembawang Shop Ctr) is 61 m away (about a 1-minute walk). Sun Plaza is 869 m away (about a 14-minute walk).

What is Victory 8 zoned as?

Key takeawayVictory 8 sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What does space at Victory 8 rent for?

Key takeawayNo rent is published for Victory 8 itself. On its street, Jalan Legundi, retail space rented at a median of $15.10 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jalan Legundi

Street level · 2026Q3

25th pct

—

— psm

Median

$15.10

$162.50 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +20.1% on a year earlier

2022Q3 · $150.00 psm2026Q3 · $162.50 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).

Retail space — District 27 retail

Region band · 2026Q3

25th pct

$14.21

$152.94 psm

Median

$16.22

$174.57 psm

75th pct

$22.24

$239.35 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 27 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 Victory 8

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 Victory 8

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

Rent: 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 Victory 8?

Key takeawayURA has approved 7 changes of use at Victory 8 since 2000, most recently in 2026. 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.

21 Apr 2026ApprovedFloor 1
Change of use to minimart
Proposed change of use of unit #01-XX to minimart
16 Jan 2026ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop
6 Jan 2025RenewedFloor 1
Continued use as commercial school
Continued use of shop units #01-XX, #01-XX & #01-XX as commercial school
20 Sept 2023RenewedFloor 1
Continued use as restaurant
Continued use of 1st storey units as restaurant (#01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX) at the existing commercial-residential development, victory 8
29 Sept 2022ApprovedFloor 1
Change of use to pet grooming shop
Proposed change of use of shop unit #01-XX to pet grooming shop
22 Apr 2022RenewedFloor 1
Continued use as commercial school
Continued use of shop units #01-XX, #01-XX & #01-XX as commercial school
31 Aug 2021ApprovedFloor 1
Change of use to pet grooming shop
Proposed change of use of unit #01-XX to pet grooming shop
12 Nov 2020RenewedFloor 1
Continued use as restaurant
Continued use of 1st storey units as restaurant (#01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX) at the existing commercial-residential development, victory 8
12 Aug 2020ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop (take-away food)
11 Dec 2018ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop units #01-XX, #01-XX & #01-XX to commercial school
16 Oct 2017RenewedFloor 1
Continued use as restaurant
Continued use of 1st storey units as restaurant (#01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX) at the existing commercial-residential development, victory 8
8 Mar 2016ApprovedFloor 1
Change of use to pet shop
Proposed change of use of shop unit #01-XX to pet shop (for pet grooming and sales of pets & pets accessories)

3 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).

What do commercial rents run near Victory 8?

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

Indicative area yield — District 27 retail

Gross yield (area)

4.7%

4.2% net of property tax

Rent side (median of bands)

$174.57 psm/mo

2026Q3

Price side (strata, 5y)

$4,181 psf

17 sales

An INDICATIVE AREA yield for District 27 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 27 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$331.11	$380.39	$488.44
Level 1 · 30 & Below	$144.23	$179.93	$218.12
Level 2 & 3 · 30 & Below	$161.64	$169.21	$179.67
Level 1 · >30 - 100	$135.89	$162.50	$260.58
B1 & Below · >30 - 100	$240.50	$296.90	$341.58
Level 2 & 3 · >30 - 100	$189.93	$194.87	$273.74
Level 2 & 3 · >100 - 300	$100.98	$112.48	$148.63
Level 1 · >100 - 300	$86.77	$143.85	$194.08

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 Victory 8 right now?

Key takeaway1 unit is currently listed at Victory 8. One row per unit; several agents often market the same unit.

For rent (1)

Victory 83 agentsS$2k/mo · 140 sqft

Browse every listing at this building →

What is near Victory 8?

Key takeawayThe nearest MRT/LRT is Canberra MRT, about 688 m away.

Getting around

Canberra MRT688 m · ~11 min

Amenities nearby

Opp Sembawang Shop Ctr · 61 mCold Storage Singapore (1983) Pte Ltd · 131 mDA Clinic @ Sembawang · 160 mLegundi Pk · 187 mPlace Of Worship · 191 mEducational Institution · 439 mCanberra Community Club · 606 mCanberra MRT Exit D · 654 mSembawang Polyclinic · 749 mBukit Canberra Hawker Centre · 749 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Victory 8

Key takeawayThe nearest station is Canberra (NS12), 654 m away — a busy station, with about 45,000 taps in and out on an average weekday. 9 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 20% of retail buildings

nearest MRT/LRT Canberra (NS12) 654 m, about 45,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 7,336 taps a weekday; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 57,000 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

Canberra (NS12)654 m · about 45,000 weekday taps
Sembawang (NS11)894 m · about 85,000 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 Victory 8. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 7,336 boardings and alightings on an average weekday.

Public car parks within 500 m

Jalan Legundi Area (URA)23 m
season S$80/month
Jln Tampang (URA)52 m
S$0.60 per half-hour at midday on a weekday · 19 car lots
Jln Derum (URA)71 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Jln Legundi (URA)75 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Sembong Rd (URA)128 m
S$0.60 per half-hour at midday on a weekday · 3 car lots

Public car parks only, by straight-line distance, with the operator's published rates. Victory 8's own car park, if it has one, and its charges are not in the open data.

Who's registered at Victory 8?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list Victory 8 as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
6
Wholesale and retail trade
2
Professional, scientific and technical services
0
Other services
0
Administrative and support 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. ACRA, as of 2026-09-16.

Frequently asked questions about Victory 8

Where is Victory 8?⌄

Victory 8 is at 8 Jalan Legundi, Singapore 759274, in the Sembawang planning area.

What is Victory 8 zoned as?⌄

Victory 8 sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.

Have there been any recorded transactions at Victory 8?⌄

No caveats have been lodged for Victory 8 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Victory 8?⌄

Canberra MRT is the closest, 688 m away (about a 11-minute walk).

How many businesses are registered at Victory 8?⌄

14 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

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Read the figures right

Completion year: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Developer: as CommercialGuru names it, not checked against an official record.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 EdgeProp, CommercialGuru, 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 10 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.