IndustrialRESIDENTIAL999-year leaseholdDistrict 23 · Bukit Batok

Kewalram Hillview

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2026

Quick Summary

Kewalram Hillview is a industrial building in District 23 · Bukit Batok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.62. It is 999-year leasehold. 42 transactions are on record since 1995, at a median S$476 psf, most recently in Jun 2026. 11 units are currently listed for sale or rent. ACRA records 65 live company registrations at this address.

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

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What are the key facts about Kewalram Hillview?

Key takeawayKewalram Hillview is a industrial building in District 23 · Bukit Batok, zoned RESIDENTIAL, held 999-year leasehold.

Asset class: Industrial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.62
Tenure: 999-year leasehold
District / Area: District 23 · Bukit Batok
Address: 120 Hillview Avenue
Land area: 4,722 sqm
Completed: 1984 (per CommercialGuru)
Storeys: 5 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 46
Managing agent: CHAMBERS PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 1984 (MCST 0738)
Units with a recorded sale: At least 29
Transactions on record: 42 (records start 1995)
Live listings: 11
ACRA registrations: 65

What are the specs at Kewalram Hillview?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park, 24-hour security; Source: CommercialGuru

About Kewalram Hillview

Kewalram Hillview is a mixed-use building in Bukit Batok (District 23). It is located along Hillview Avenue, Singapore 669594.

Under the URA Master Plan the site is zoned Residential with a gross plot ratio of 1.62.

The site is 999-year leasehold, with about 858 years left to run. It sits on about 4,722 sqm of land with roughly 7,650 sqm of gross floor area.

42 transactions have been recorded here, at a median of S$476 psf. The most recent was in June 2026.

Across JTC's rental returns for Hillview Avenue, the median rent for industrial space on this street works out to about S$1.50 psf per month over 102 observations. Observed medians on the street span S$0.58 to S$2.02 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

The nearest port or airport land is about 6.5 km away. The closest business-park zone is about 3.2 km away. The nearest MRT is Hume MRT, 877 m away (about a 14-minute walk). The closest bus stop (Mont Botanik Residence) is 51 m away (about a 1-minute walk).

77 businesses are currently registered at this address with ACRA.

What is Kewalram Hillview zoned as?

Key takeawayKewalram Hillview sits on land zoned RESIDENTIAL with a gross plot ratio of 1.62.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.62

Run the full zoning report for this building →

What has Kewalram Hillview sold for?

Key takeawayAcross 42 recorded transactions since 1995, the median price is about S$910k, most recently in Jun 2026.

Date	Use	Price	Area	PSF
Jun 2026	Multiple-user Factory	S$1.51M	1,959 sqft	$771
Feb 2026	Multiple-user Factory	S$2.09M	3,014 sqft	$693
Sept 2024	Multiple-user Factory	S$1.35M	1,582 sqft	$853
Apr 2024	Multiple-user Factory	S$1.30M	1,841 sqft	$706
May 2023	Multiple-user Factory	S$1.18M	1,959 sqft	$600
Nov 2021	Multiple-user Factory	S$900k	1,572 sqft	$573
Jul 2021	Multiple-user Factory	S$665k	1,324 sqft	$502
Feb 2021	Multiple-user Factory	S$882k	1,841 sqft	$479
Jan 2021	Multiple-user Factory	S$1.34M	2,799 sqft	$478
Nov 2020	Warehouse	S$1.20M	2,799 sqft	$429

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 Kewalram Hillview rent for?

Key takeawayNo rent is published for Kewalram Hillview itself. On its street, Hillview Avenue, strata factory space rented at a median of $2.08 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Strata factory space on Hillview Avenue

Street level · 2026Q3

25th pct

—

— psm

Median

$2.08

$22.39 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +3.8% on a year earlier

2023Q4 · $20.63 psm2026Q3 · $22.39 psm median

This is the MEDIAN of JTC-published rents across leases on this street in the stated quarter, not the asking or contracted rent of any particular unit. Streets with too few leases are suppressed by JTC and appear as no value -- suppressed is not zero.

Source: JTC J-SPACE, rental of industrial space by street.

Market context around Kewalram Hillview

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp 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 Kewalram Hillview

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 7 units for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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.

How does Hillview Avenue price?

Key takeawayHillview Avenue's current JTC street rent is S$22.39 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 3.0% (2.8% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$783

Indicative street yield

3.0% gross

2.8% net of property tax

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

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

What is available at Kewalram Hillview right now?

Key takeaway11 units are currently listed at Kewalram Hillview — 4 for sale and 7 for rent. One row per unit; several agents often market the same unit.

For sale (4)

Kewalram HillviewS$5.80M · 3,154 sqft
Freehold Shop Space Along Hillview Avenue For Sale!S$1.20M · 495 sqft
97 Hillview Avenue2 agentsS$1.10M · 495 sqft
999 yrs Leasehold Terrace Factory2 agentsS$9.18M · 5,821 sqft

For rent (7)

Kewalram HillviewS$7k/mo · 3,154 sqft
Kewalram Hillview2 agentsS$3k/mo · 1,600 sqft
Kewalram HillviewS$4k/mo · 1,800 sqft
Kewalram HillviewS$4k/mo · 2,154 sqft

Browse every listing at this building →

What is near Kewalram Hillview?

Key takeawayThe nearest MRT/LRT is Hume MRT, about 877 m away.

Getting around

Hume MRT877 m · ~14 min

Amenities nearby

Mont Botanik Residence · 51 mEducational Institution · 437 mHealthcare Medical @ Rail Mall · 732 mHume MRT Exit 1 · 817 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kewalram Hillview

Key takeawayThe nearest station is Hume (DT4), 817 m away — a quiet station, with 4,746 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Hillview Terrace (URA), 623 m away, season S$90/month.

Foot traffic: busier than 71% of industrial buildings

nearest MRT/LRT Hume (DT4) 817 m, about 4,746 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 6,853 taps a weekday; Bukit Batok: 33,792 resident workers (Census 2020, by workplace); about 32,000 residents within 1 km (June 2026). Ranked against 8,225 industrial 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), not a count of people.

Stations within 1 km

Hume (DT4)817 m · 4,746 weekday taps
Hillview (DT3)840 m · about 14,000 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 Kewalram Hillview. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 6,853 boardings and alightings on an average weekday.

Who's registered at Kewalram Hillview?

Key takeaway65 live companies (and LLPs and branches; sole proprietors are not counted) list Kewalram Hillview as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
16
Manufacturing
8
Construction
7
Information and communications
6
Real estate
6
Professional, scientific and technical services
5
Financial and insurance
4
Accommodation and food services
4
Administrative and support services
3
Health and social services
3

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.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$16.15 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$16.15 psm/mo
Observed range: S$6.19 – S$21.78

JTC street medians span 2000 to today and are an all-time level, not today's asking rent; the forward pipeline is a forecast, not committed completions.

Frequently asked questions about Kewalram Hillview

Where is Kewalram Hillview?⌄

Kewalram Hillview is at 120 Hillview Avenue, Singapore 669594, in the Bukit Batok planning area.

What is Kewalram Hillview zoned as?⌄

Kewalram Hillview is zoned Residential under the URA Master Plan, with a gross plot ratio of 1.62.

What is the tenure of Kewalram Hillview?⌄

Kewalram Hillview is 999-year leasehold. About 858 years remain on the lease.

What have units at Kewalram Hillview sold for?⌄

Across 42 recorded transactions, the median is S$476 psf. The latest was in June 2026.

What does industrial space near Kewalram Hillview rent for?⌄

JTC's rental returns for Hillview Avenue put the median at about S$1.50 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Hillview Avenue, not a rent quoted for Kewalram Hillview itself.

What is the nearest MRT station to Kewalram Hillview?⌄

Hume MRT is the closest, 877 m away (about a 14-minute walk).

How many businesses are registered at Kewalram Hillview?⌄

77 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

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

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.

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.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

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 CommercialGuru, BCA's MCST register, 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.