388 Yishun Ring Road
388 Yishun Ring Road is a commercial building in District 27 · Yishun, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 0 live company registrations at this address.
What are the key facts about 388 Yishun Ring Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 27 · Yishun
- Address
- —
- Land area
- 68,117 sqm
- Completed
- 1986 (HDB Property Information)
- Storeys
- 12 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 0
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 388 Yishun Ring Road
388 Yishun Ring Road is a mixed-use building in Yishun (District 27). It is located along Yishun Ring Road, Singapore 760388.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 68,117 sqm of land with about 190,728 sqm of gross floor area.
11 businesses are currently registered at this address with ACRA.
The closest bus stop (Opp Blk 367) is 224 m away (about a 4-minute walk). Junction 9 is 1.3 km away (about a 20-minute walk).
What is 388 Yishun Ring Road zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 388 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 388 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 388 Yishun Ring Road?
- 17 Oct 2008ApprovedAdditions & alterations
Proposed extension of written permission for approved additions & alterations to existing public housing development blks 386, 388, 395 to 399 with new lifts at yishun neighbourhood 3 c14, 16(pt) & 17(pt)
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$54.50 per unit).
What do commercial rents run near 388 Yishun Ring Road?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 388 Yishun Ring Road?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 388 Yishun Ring Road
no MRT/LRT within 1 km (nearest Yishun, 1.3 km); bus stops within 400 m: 12, about 23,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 86,000 residents within 1 km (June 2026); 0 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
12 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 386-399 Yishun Ring Road/Avenue 6 (HDB)71 mS$0.60 per half-hour at midday on a weekday · 460 car lots
- Blk 385 Yishun Ring Road/Avenue 6 (HDB)96 mS$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 257 car lots
- Blk 360-367 Yishun Ring Road (HDB)186 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m
- Blk 382 Yishun Street 31 (HDB)197 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 739 car lots
- Blk 382 Yishun Street 31 (HDB)250 mno short-term parking · 6 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, 2.2 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 388 Yishun Ring Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 388 Yishun Ring Road?
- Education0
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 388 Yishun Ring Road
Where is 388 Yishun Ring Road?⌄
388 Yishun Ring Road is at Yishun Ring Road, Singapore 760388, in the Yishun planning area.
What is 388 Yishun Ring Road zoned as?⌄
388 Yishun Ring Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 388 Yishun Ring Road?⌄
No caveats have been lodged for 388 Yishun Ring Road 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 388 Yishun Ring Road?⌄
11 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 388 Yishun Ring Road.
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