CommercialCOMMERCIAL & RESIDENTIALDistrict 27 · Yishun

106 Yishun Ring Road

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

106 Yishun Ring Road is a commercial building in District 27 · Yishun, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 4 units are currently listed for rent. ACRA records 29 live company registrations at this address.

The facts are here — now get the verdict on 106 Yishun Ring Road.

Ask PropKaki

What are the key facts about 106 Yishun Ring Road?

Key takeaway106 Yishun Ring Road is a commercial building in District 27 · Yishun, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 27 · Yishun
Address: —
Land area: 125,498 sqm
Completed: 1984 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 4
ACRA registrations: 29

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 106 Yishun Ring Road

106 Yishun Ring Road is a commercial building in Yishun (District 27). It is located along Yishun Ring Road, Singapore 760106.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 125,498 sqm of land with about 262,172 sqm of gross floor area.

67 businesses are currently registered at this address with ACRA.

The nearest MRT is Yishun MRT, 870 m away (about a 14-minute walk). The closest bus stop (Blk 101) is 66 m away (about a 1-minute walk). Junction 9 is 946 m away (about a 15-minute walk).

What is 106 Yishun Ring Road zoned as?

Key takeaway106 Yishun Ring Road sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 106 Yishun Ring Road rent for?

Key takeawayNo rent is published for 106 Yishun Ring Road itself. On its street, Yishun Ring Road, retail space rented at a median of $21.05 psf a month in 2026Q3, with the middle half of leases between $16.09 and $22.90. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Yishun Ring Road

Street level · 2026Q3

25th pct

$16.09

$173.23 psm

Median

$21.05

$226.58 psm

75th pct

$22.90

$246.50 psm

S$ per sq ft per month · median -1.1% on a year earlier

2022Q4 · $166.98 psm2026Q3 · $226.58 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 106 Yishun Ring Road

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 106 Yishun Ring Road

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

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 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 106 Yishun Ring Road?

Key takeawayURA has approved 2 changes of use at 106 Yishun Ring Road since 2000, most recently in 2013. 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.

4 Nov 2024Approved
Additions & alterations
Proposed additions and alterations to the existing consumer switch rooms with new consumer switch rooms and new police equipment rooms on lot 04116v mk 19 at blocks 101 yishun avenue 5 & 106 yishun ring road (yishun planning area)
21 Feb 2020RenewedFloor 1
Continued use as self-service operated laundry services
Continued use of part of the 1st storey unit #01-XX as self-service operated laundry services
13 Sept 2016RenewedFloor 1
Continued use as self-service coin-operated laundry services
Continued use of part of the 1st storey unit #01-XX as self-service coin-operated laundry services
14 Jun 2013ApprovedFloor 1
Change of use to self-service coin-operated laundry services
Change of use of part of the 1st storey unit #01-XX to self-service coin-operated laundry services - blk 106
12 May 2003ApprovedFloor 1
Change of use to shop
Proposed change of use of the 2nd storey living quarter (#01-XX) to shop (foot reflexology and beauty treatment)

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 106 Yishun Ring Road?

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 106 Yishun Ring Road right now?

Key takeaway4 units are currently listed at 106 Yishun Ring Road. One row per unit; several agents often market the same unit.

For rent (4)

106 Yishun Ring Road3 agentsS$7k/mo · 300 sqft
106 Yishun Ring Road2 agentsS$6k/mo · 150 sqft
Chong Pang Yishun Shop for RENT2 agentsS$8k/mo · 120 sqft
106 Yishun Ring RoadS$7k/mo · 220 sqft

Browse every listing at this building →

What is near 106 Yishun Ring Road?

Key takeawayThe nearest MRT/LRT is Yishun MRT, about 870 m away.

Getting around

Yishun MRT870 m · ~14 min

Amenities nearby

G & H Medical Clinic · 14 mBlk 101 · 66 mChong Pang Market & Food Centre # · 121 mChong Pang Community Club · 211 mPlace Of Worship · 241 mEducational Institution · 332 mPlatina Rd Pg · 462 mYishun MRT Exit A · 847 mJunction 9 · 946 mYishun Community Hospital · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 106 Yishun Ring Road

Key takeawayThe nearest station is Yishun (NS13), 848 m away — one of the busiest stations, with about 110,000 taps in and out on an average weekday. 7 public car parks are within 500 m.

Foot traffic: busier than 33% of retail buildings

nearest MRT/LRT Yishun (NS13) 848 m, about 110,000 taps a weekday; bus stops within 400 m: 8, about 28,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 57,000 residents within 1 km (June 2026); 2 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

Yishun (NS13)848 m · about 110,000 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 106 Yishun Ring Road. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 28,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 101/102 Yishun Avenue 5 (HDB)59 m
S$0.60 per half-hour at midday on a weekday · 134 car lots
Blk 103/111 Yishun Ring Road (HDB)102 m
S$0.60 per half-hour at midday on a weekday · 399 car lots
Blk 115A/115B/115C Yishun Ring Road (HDB)230 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 206 car lots
Blk 137 Yishun Ring Road (HDB)325 m
S$0.60 per half-hour at midday on a weekday · 97 car lots
Blk 112/120 Yishun Ring Road (HDB)393 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 403 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.

Nearest URA season parking: Jln Mata Ayer, 698 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 106 Yishun Ring Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 106 Yishun Ring Road?

Key takeaway29 live companies (and LLPs and branches; sole proprietors are not counted) list 106 Yishun Ring Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
11
Other services
10
Education
3
Health and social services
3
Professional, scientific and technical services
1
Transportation and storage
1
Construction
0
Financial and insurance
0
Administrative and support services
0
Accommodation and food 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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 106 Yishun Ring Road

Where is 106 Yishun Ring Road?⌄

106 Yishun Ring Road is at Yishun Ring Road, Singapore 760106, in the Yishun planning area.

What is 106 Yishun Ring Road zoned as?⌄

106 Yishun Ring Road sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 106 Yishun Ring Road?⌄

No caveats have been lodged for 106 Yishun Ring Road 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 106 Yishun Ring Road?⌄

Yishun MRT is the closest, 870 m away (about a 14-minute walk).

How many businesses are registered at 106 Yishun Ring Road?⌄

67 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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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.