239 Yishun Ring Road
239 Yishun Ring Road is a commercial building in District 27 · Yishun, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. 6 units are currently listed for sale. ACRA records 9 live company registrations at this address.
What are the key facts about 239 Yishun Ring Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 27 · Yishun
- Address
- —
- Land area
- 4,426 sqm
- Completed
- 1984 (HDB Property Information)
- Storeys
- 4 (HDB Property Information)
- Submarket
- Suburban
- Listed as
- Shop / Shophouse
- Transactions on record
- None recorded
- Live listings
- 6
- ACRA registrations
- 9
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 239 Yishun Ring Road
239 Yishun Ring Road is a commercial building in Yishun (District 27). It is located along Yishun Ring Road, Singapore 760239.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.
It occupies roughly 4,426 sqm of land with about 479,707 sqm of gross floor area.
23 businesses are currently registered at this address with ACRA.
The nearest MRT is Yishun MRT, 696 m away (about a 11-minute walk). The closest bus stop (Blk 257) is 90 m away (about a 1-minute walk). Junction 9 is 614 m away (about a 10-minute walk).
What is 239 Yishun Ring Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
What does space at 239 Yishun Ring Road rent for?
Retail space on Yishun Ring Road
Street level · 2026Q3S$ per sq ft per month · median -1.1% on a year earlier
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 · 2026Q3S$ 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 239 Yishun Ring Road
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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 239 Yishun Ring Road
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.
What's been approved at 239 Yishun Ring Road?
- 19 Jul 2019ApprovedAdditions & alterations
Proposed additions and alterations to exisitng public housing development, blocks 236 to 242 lots 01098p, 01099t, 01100k, 01101n, 01102x & 01103l mk 19 at yishun ring road (home improvement programme)
- 27 Jan 2018RenewedFloor 1Continued use as laundry shop
Cintinued use of shop unit #01-XX as laundry shop (self-service coin-operated laundry services)
- 21 Jan 2015ApprovedFloor 1Change of use: shop unit #01-xx → laundry shop
Proposed change of use from shop unit #01-XX to laundry shop (self-service coin-operated laundry services) on lot 01101n mk19 at 239 yishun ring road (yishun planning area)
- 19 Oct 2006ApprovedFloor 1Change of use: shop → pizza takeaway outlet
Change of use of the 1st sty unit (#01-XX) from shop (vacant) to pizza takeaway outlet
- 6 Mar 2004ApprovedFloor 1Change of use to commercial school
Change of use of the 2nd storey living quarters (#01-XX) to commercial school (tuition centre) - blk 239
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$54.50 per unit).
What do commercial rents run near 239 Yishun Ring Road?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 239 Yishun Ring Road right now?
For sale (6)
- 239 Yishun Ring Road, 760239S$3.90M · 2,153 sqft
- 239 Yishun Ring Road2 agentsS$2.50M · 1,647 sqft
- 239 Yishun Ring Road2 agentsS$2.50M · 1,657 sqft
- 239 yishun ring road2 agentsS$2.60M · 1,657 sqft
What is near 239 Yishun Ring Road?
Getting around
- Yishun MRT696 m · ~11 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 239 Yishun Ring Road
nearest MRT/LRT Yishun (NS13) 627 m, about 110,000 taps a weekday; bus stops within 400 m: 11, about 32,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 77,000 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)627 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 239 Yishun Ring Road. Transfers between lines don't tap, so interchanges read low.
Bus
11 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 236/238 Yishun Ring Road (HDB)62 mS$0.60 per half-hour at midday on a weekday · gantry 4.3 m
- Blk 238/242 Yishun Ring Road (HDB)65 mS$0.60 per half-hour at midday on a weekday · gantry 4.3 m · 197 car lots
- Blk 243/257 Yishun Ring Road/Avenue 9 (HDB)231 mS$0.60 per half-hour at midday on a weekday · 459 car lots
- Blk 258/264 Yishun Street 22 (HDB)240 mS$0.60 per half-hour at midday on a weekday · 247 car lots
- Blk 315 Yishun Avenue 9 (HDB)279 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 496 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: Yishun Industrial Park A, 1.3 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 239 Yishun Ring Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 239 Yishun Ring Road?
- Accommodation and food services3
- Construction2
- Health and social services2
- Wholesale and retail trade1
- Education1
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 239 Yishun Ring Road
Where is 239 Yishun Ring Road?⌄
239 Yishun Ring Road is at Yishun Ring Road, Singapore 760239, in the Yishun planning area.
What is 239 Yishun Ring Road zoned as?⌄
239 Yishun Ring Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 239 Yishun Ring Road?⌄
No caveats have been lodged for 239 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 239 Yishun Ring Road?⌄
Yishun MRT is the closest, 696 m away (about a 11-minute walk).
How many businesses are registered at 239 Yishun Ring Road?⌄
23 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.
The facts are here — now get the verdict on 239 Yishun Ring Road.
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