415 Yishun Avenue 11
415 Yishun Avenue 11 is a commercial building in District 27 · Yishun, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 1 live company registration at this address.
What are the key facts about 415 Yishun Avenue 11?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Not on record
- District / Area
- District 27 · Yishun
- Address
- —
- Land area
- 51,185 sqm
- Completed
- 1992 (HDB Property Information)
- Storeys
- 10 (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 415 Yishun Avenue 11
415 Yishun Avenue 11 is a commercial building in Yishun (District 27). It is located along Yishun Avenue 11, Singapore 760415.
Under the URA Master Plan it sits on land zoned commercial & residential.
It occupies roughly 51,185 sqm of land with about 79,497 sqm of gross floor area.
9 businesses are currently registered at this address with ACRA.
The closest bus stop (Blk 356) is 87 m away (about a 1-minute walk). Junction 9 is 1.3 km away (about a 20-minute walk).
What is 415 Yishun Avenue 11 zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What does space at 415 Yishun Avenue 11 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 415 Yishun Avenue 11
- 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 415 Yishun Avenue 11?
- 18 Nov 2022ApprovedFloor 1Change of use: confectionary → self-service laundry
Proposed change of use of part of unit #01-XX from confectionary to self-service laundry
- 25 Sept 2002ApprovedFloor 1Change of use to betting outlet
Retention of use of unit #01-XX as betting outlet
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$54.50 per unit).
What do commercial rents run near 415 Yishun Avenue 11?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 415 Yishun Avenue 11?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 415 Yishun Avenue 11
no MRT/LRT within 1 km (nearest Yishun, 1.3 km); bus stops within 400 m: 9, about 23,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 89,000 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
9 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 415/417 Yishun Ring Road/Avenue 11 (HDB)81 mno short-term parking · gantry 4.5 m · 18 car lots
- Blk 418/419 Yishun Avenue 11 (HDB)163 mS$0.60 per half-hour at midday on a weekday · gantry 3 m · 19 car lots
- Blk 426 Yishun Avenue 11 (HDB)169 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 397 car lots
- Blk 349-359 Yishun Ring Road (HDB)177 mS$0.60 per half-hour at midday on a weekday · gantry 3.8 m · 593 car lots
- Blk 419A Yishun Avenue 11 (HDB)184 mS$0.60 per half-hour at midday on a weekday · gantry 3 m · 27 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: Jln Mata Ayer, 2.4 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 415 Yishun Avenue 11's own car park, if it has one, and its charges are not in the open data.
Who's registered at 415 Yishun Avenue 11?
- Health and social services1
- 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 415 Yishun Avenue 11
Where is 415 Yishun Avenue 11?⌄
415 Yishun Avenue 11 is at Yishun Avenue 11, Singapore 760415, in the Yishun planning area.
What is 415 Yishun Avenue 11 zoned as?⌄
415 Yishun Avenue 11 sits on land zoned commercial & residential under the URA Master Plan.
Have there been any recorded transactions at 415 Yishun Avenue 11?⌄
No caveats have been lodged for 415 Yishun Avenue 11 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 415 Yishun Avenue 11?⌄
9 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 415 Yishun Avenue 11.
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