256 Yishun Ring Road
256 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. ACRA records 2 live company registrations at this address.
What are the key facts about 256 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
- 3,142 sqm
- Completed
- 1984 (HDB Property Information)
- Storeys
- 4 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 2
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 256 Yishun Ring Road
256 Yishun Ring Road is a commercial building in Yishun (District 27). It is located along Yishun Ring Road, Singapore 760256.
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 3,142 sqm of land with about 229,939 sqm of gross floor area.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Yishun MRT, 757 m away (about a 12-minute walk). The closest bus stop (Blk 257) is 67 m away (about a 1-minute walk). Junction 9 is 676 m away (about a 11-minute walk).
What is 256 Yishun Ring Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
What does space at 256 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 256 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.
What's been approved at 256 Yishun Ring Road?
- 27 Apr 2006ApprovedAdditions & alterations
Proposed additions & alterations to existing public housing development blocks 248� 251� 252 & 256 with new lifts & covered linkways at yishun ave 9/ yishun ring road� yishun n2 c8� 9 & 10 (lup c19 iup+ batch 2) (lift upgrading programme)
- 30 Jun 2005ApprovedAdditions & alterations
Proposed additions & alterations to existing public housing development to blocks 243 to 257 with new lifts� covered linkways & drop-off porch at yishun n2 c7(pt)� c8� c9� c10(pt) & c14(pt) at yishun ring road & yishun ave. 9 (iup)
- 19 Jul 2003ApprovedFloor 1Change of use to betting outlet
Change of use of the part 1st storey shop (#01-XX) to betting outlet - blk 256
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$54.50 per unit).
What do commercial rents run near 256 Yishun Ring Road?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 near 256 Yishun Ring Road?
Getting around
- Yishun MRT757 m · ~12 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 256 Yishun Ring Road
nearest MRT/LRT Yishun (NS13) 689 m, about 110,000 taps a weekday; bus stops within 400 m: 12, about 35,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 74,000 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)689 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 256 Yishun Ring Road. Transfers between lines don't tap, so interchanges read low.
Bus
12 bus stops within 400 m, with about 35,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 236/238 Yishun Ring Road (HDB)100 mS$0.60 per half-hour at midday on a weekday · gantry 4.3 m
- Blk 238/242 Yishun Ring Road (HDB)129 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)170 mS$0.60 per half-hour at midday on a weekday · 459 car lots
- Blk 258/264 Yishun Street 22 (HDB)191 mS$0.60 per half-hour at midday on a weekday · 247 car lots
- Blk 317 Yishun Avenue 9 (HDB)259 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 407 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, 1.2 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 256 Yishun Ring Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 256 Yishun Ring Road?
- Accommodation and food services1
- Education1
- Wholesale and retail trade0
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 256 Yishun Ring Road
Where is 256 Yishun Ring Road?⌄
256 Yishun Ring Road is at Yishun Ring Road, Singapore 760256, in the Yishun planning area.
What is 256 Yishun Ring Road zoned as?⌄
256 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 256 Yishun Ring Road?⌄
No caveats have been lodged for 256 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 256 Yishun Ring Road?⌄
Yishun MRT is the closest, 757 m away (about a 12-minute walk).
How many businesses are registered at 256 Yishun Ring Road?⌄
2 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 256 Yishun Ring Road.
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