278 Yishun Street 22
278 Yishun Street 22 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 17 live company registrations at this address.
What are the key facts about 278 Yishun Street 22?
- 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
- 2,312 sqm
- Completed
- 1984 (HDB Property Information)
- Storeys
- 12 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 17
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 278 Yishun Street 22
278 Yishun Street 22 is a commercial building in Yishun (District 27). It is located along Yishun Street 22, Singapore 760278.
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 2,312 sqm of land with about 302,407 sqm of gross floor area.
17 businesses are currently registered at this address with ACRA.
The closest bus stop (Blk 272) is 222 m away (about a 4-minute walk). Junction 9 is 996 m away (about a 16-minute walk).
What is 278 Yishun Street 22 zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
What does space at 278 Yishun Street 22 rent for?
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 278 Yishun Street 22
- 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 278 Yishun Street 22?
- 4 Aug 2015ApprovedAdditions & alterations
Proposed additions & alterations to the public housing development to blocks 276-289 at yishun street 22 / yishun avenue 6 (home improvement programme)
- 5 Jan 2004ApprovedAdditions & alterations
Proposed covered linkway from block 278 to existing linkway
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$54.50 per unit).
What do commercial rents run near 278 Yishun Street 22?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 278 Yishun Street 22?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 278 Yishun Street 22
no MRT/LRT within 1 km (nearest Yishun, 1.0 km); bus stops within 400 m: 7, about 17,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 62,000 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.
Bus
7 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 265/289 Yishun Street 22/Avenue 6 (HDB)62 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 1,178 car lots
- Blk 290/292 Yishun Street 22 (HDB)197 mS$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 91 car lots
- Blk 293/294 Yishun Street 22 (HDB)232 mS$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 60 car lots
- Blk 258/264 Yishun Street 22 (HDB)319 mS$0.60 per half-hour at midday on a weekday · 247 car lots
- Blk 269A, 269B Yishun Street 22 (HDB)361 mS$0.60 per half-hour at midday on a weekday
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, 751 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 278 Yishun Street 22's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 278 Yishun Street 22?
- Live registrations
- 17
- Registered last 3 years
- 5
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about 278 Yishun Street 22
Where is 278 Yishun Street 22?⌄
278 Yishun Street 22 is at Yishun Street 22, Singapore 760278, in the Yishun planning area.
What is 278 Yishun Street 22 zoned as?⌄
278 Yishun Street 22 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 278 Yishun Street 22?⌄
No caveats have been lodged for 278 Yishun Street 22 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
How many businesses are registered at 278 Yishun Street 22?⌄
17 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 278 Yishun Street 22.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.