CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 27 · Yishun

391 Yishun Avenue 6

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

391 Yishun Avenue 6 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 1 live company registration at this address.

The facts are here — now get the verdict on 391 Yishun Avenue 6.

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What are the key facts about 391 Yishun Avenue 6?

Key takeaway391 Yishun Avenue 6 is a commercial building in District 27 · Yishun, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

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: 68,117 sqm
Completed: 1987 (HDB Property Information)
Storeys: 11 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 1

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 391 Yishun Avenue 6

391 Yishun Avenue 6 is a commercial building in Yishun (District 27). It is located along Yishun Avenue 6, Singapore 760391.

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 68,117 sqm of land with about 190,728 sqm of gross floor area.

5 businesses are currently registered at this address with ACRA.

The closest bus stop (Blk 391) is 47 m away (about a 1-minute walk). Junction 9 is 1.5 km away.

What is 391 Yishun Avenue 6 zoned as?

Key takeaway391 Yishun Avenue 6 sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 391 Yishun Avenue 6 rent for?

Key takeawayNo street- or building-level rent is published here. Across District 27 retail, retail space rented at a median of $16.22 psf a month in 2026Q3, with the middle half of leases between $14.21 and $22.24. That is not this building's own rent, and never a quote for a particular unit.

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 391 Yishun Avenue 6

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.

What's been approved at 391 Yishun Avenue 6?

Key takeawayURA's planning decisions at 391 Yishun Avenue 6 since 2000 are below. 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.

23 Aug 2012Approved
Additions & alterations
Proposed additions & alterations to existing public housing development, blocks 389 to 394 & 401 to 410 with new lifts / lift lobbies & entrance porches on lots 01325x and 01634a mk19 at 389, 390, 391, 392, 393, 394, 401, 403, 404, 405, 406, 407, 408 yishun avenue 6 and 402, 409, 410 yishun ring road (lift upgrading programme)
19 Jul 2010Approved
Additions & alterations
Proposed additions & alterations to existing public housing development, blocks 389 to 394 & 401 to 410 with new lifts / lift lobbies & entrance porches at yishun avenue 6 / yishun ring road (lift upgrading programme)
19 Jun 2007Approved
Additions & alterations
Proposed addition of covered linkways between existing public housing for block 392&394, 393&394, 385(mscp)&395, 385(mscp)&397
27 Nov 2006Approved
Additions & alterations
Proposed addition of covered linkways between existing public housing blocks 389 & 391, 391 & 392 to existing bus shelter, and blocks 407 & 406, 405 & 406 to existing bus shelter
19 May 2005Approved
Additions & alterations
Proposed addition of covered linkways from existing public housing blocks 388 to 390� 394 to 395 and 396 to 397 at yishun avenue 6/ yishun ring road
19 May 2005Approved
Additions & alterations
Proposed covered linkway between existing public housing blocks 387 & 389 yishun avenue 6/ yishun ring road

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 391 Yishun Avenue 6?

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 near 391 Yishun Avenue 6?

Amenities nearby

Blk 391 · 47 mEducational Institution · 139 mHealthway Medical · 146 mPlace Of Worship · 349 mNee Soon Link Community Centre · 566 mYishun Park Hawker Centre · 700 mKhoo Teck Puat Hospital · 1.3 kmJunction 9 · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 391 Yishun Avenue 6

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Yishun, 1.5 km away. 12 public car parks are within 500 m.

Foot traffic: busier than 10% of retail buildings

no MRT/LRT within 1 km (nearest Yishun, 1.5 km); bus stops within 400 m: 7, about 13,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 77,000 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

7 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 461 Yishun Avenue 6 (HDB)142 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 423 car lots
Blk 386-399 Yishun Ring Road/Avenue 6 (HDB)150 m
S$0.60 per half-hour at midday on a weekday · 460 car lots
Blk 478 Yishun Street 42 (HDB)171 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 343 car lots
Blk 385 Yishun Ring Road/Avenue 6 (HDB)219 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 257 car lots
Blk 482 Yishun Avenue 6 (HDB)220 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 567 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Yishun Industrial Park A, 2.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 391 Yishun Avenue 6's own car park, if it has one, and its charges are not in the open data.

Who's registered at 391 Yishun Avenue 6?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 391 Yishun Avenue 6 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1

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 391 Yishun Avenue 6

Where is 391 Yishun Avenue 6?⌄

391 Yishun Avenue 6 is at Yishun Avenue 6, Singapore 760391, in the Yishun planning area.

What is 391 Yishun Avenue 6 zoned as?⌄

391 Yishun Avenue 6 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 391 Yishun Avenue 6?⌄

No caveats have been lodged for 391 Yishun Avenue 6 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 391 Yishun Avenue 6?⌄

5 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.

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, HDB car park information (data.gov.sg), 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.