CommercialCOMMERCIAL & RESIDENTIALDistrict 22 · Jurong West

399 Yung Sheng Road

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

399 Yung Sheng Road is a commercial building in District 22 · Jurong West, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on 399 Yung Sheng Road.

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What are the key facts about 399 Yung Sheng Road?

Key takeaway399 Yung Sheng Road is a commercial building in District 22 · Jurong West, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 22 · Jurong West
Address: —
Land area: 23,448 sqm
Completed: 1995 (HDB Property Information)
Storeys: 1 (HDB Property Information)
Estate (JTC): Jurong Industrial Estate
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 11

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 399 Yung Sheng Road

399 Yung Sheng Road is a commercial building in Jurong West (District 22). It is located along Yung Sheng Road, Singapore 610399.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 23,448 sqm of land.

56 businesses are currently registered at this address with ACRA.

The closest bus stop (Assyakirin Mque) is 104 m away (about a 2-minute walk). Jurong Point is 1.6 km away.

What is 399 Yung Sheng Road zoned as?

Key takeaway399 Yung Sheng Road sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

BCA-verified envelope: built 11,820 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What does space at 399 Yung Sheng Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 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 22 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 399 Yung Sheng Road

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 399 Yung Sheng Road?

Key takeawayURA has approved 11 changes of use at 399 Yung Sheng Road since 2000, most recently in 2021. 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.

20 May 2021ApprovedFloor 1
Change of use to betting outlet
Proposed change of use of part unit #01-XX to betting outlet
14 May 2015ApprovedFloor 1
Change of use to betting outlet
Change of use of part of unit #01-XX to betting outlet at 399 yung sheng road
25 May 2012Approved
Additions & alterations
Proposed additions and alterations to existing taman jurong shopping centre with a new facade and children playground on mk 6 lot 02916 at 399 yung sheng road
8 Apr 2010ApprovedFloor 1
Additions & alterations
Prop retention of roof structure & outdoor refreshment area at ext'g common area of blk 399, yung sheng road, #01-XX & 46, taman jurong shopping centre
26 Mar 2002ApprovedFloor 1
Change of use: computer games centre → pet shop cum aquarium
Change of use of unit #01-XX from computer games centre to pet shop cum aquarium - blk 399

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 399 Yung Sheng Road?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

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 399 Yung Sheng Road?

Amenities nearby

NTUC Fairprice Co-operative Ltd · 0 mProhealth Medical Group @ Taman Jurong · 34 mPlace Of Worship · 95 mAssyakirin Mque · 104 mEducational Institution · 110 mTaman Jurong Market & Food Centre · 126 mTaman Jurong Community Club · 147 mTaman Jurong Oasis Interim Park · 230 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 399 Yung Sheng Road

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Lakeside, 1.0 km away. 15 public car parks are within 500 m.

Foot traffic: busier than 10% of retail buildings

no MRT/LRT within 1 km (nearest Lakeside, 1.0 km); bus stops within 400 m: 11, about 16,000 taps a weekday; Jurong West: 45,571 resident workers (Census 2020, by workplace); about 34,000 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

11 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 399 Yung Sheng Road (HDB)15 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 212 car lots
Along Yung Sheng Road (HDB)137 m
S$0.60 per half-hour at midday on a weekday
Blk 364 Yung An Road (HDB)253 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 755 car lots
Fourth Chin Bee Rd Hvp (URA)291 m
Blk 183A Corporation Drive (HDB)312 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 365 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: Chin Bee Road Area, 1.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 399 Yung Sheng Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 399 Yung Sheng Road?

Key takeaway11 live companies (and LLPs and branches; sole proprietors are not counted) list 399 Yung Sheng Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
5
Professional, scientific and technical services
2
Manufacturing
2
Health and social services
1
Education
1
Accommodation and food services
0
Information and communications
0
Real estate
0

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.

What is 399 Yung Sheng Road's BCA building profile?

BCA building type: Retail
Green Mark: Gold (2013)
Energy use intensity: 404 kWh/m²·yr

Frequently asked questions about 399 Yung Sheng Road

Where is 399 Yung Sheng Road?⌄

399 Yung Sheng Road is at Yung Sheng Road, Singapore 610399, in the Jurong West planning area.

What is 399 Yung Sheng Road zoned as?⌄

399 Yung Sheng Road sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 399 Yung Sheng Road?⌄

No caveats have been lodged for 399 Yung Sheng 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 399 Yung Sheng Road?⌄

56 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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

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.

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, JTC estate boundaries, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), PropKaki's foot-traffic model — see our methodology. Last updated 10 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.