CommercialCOMMERCIAL & RESIDENTIALDistrict 27 · Yishun

417 Yishun Avenue 11

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

417 Yishun Avenue 11 is a commercial building in District 27 · Yishun, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 1 unit is currently listed for rent. ACRA records 15 live company registrations at this address.

The facts are here — now get the verdict on 417 Yishun Avenue 11.

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What are the key facts about 417 Yishun Avenue 11?

Key takeaway417 Yishun Avenue 11 is a commercial building in District 27 · Yishun, zoned COMMERCIAL & RESIDENTIAL.

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: 2 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 1
ACRA registrations: 15

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 417 Yishun Avenue 11

417 Yishun Avenue 11 is a commercial building in Yishun (District 27). It is located along Yishun Avenue 11, Singapore 760417.

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.

34 businesses are currently registered at this address with ACRA.

The closest bus stop (Blk 413) is 112 m away (about a 2-minute walk). Junction 9 is 1.3 km away.

What is 417 Yishun Avenue 11 zoned as?

Key takeaway417 Yishun Avenue 11 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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 417 Yishun Avenue 11 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 417 Yishun Avenue 11

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.

How fast units move at 417 Yishun Avenue 11

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 417 Yishun Avenue 11?

Key takeawayURA has approved 5 changes of use at 417 Yishun Avenue 11 since 2000, most recently in 2004. 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.

29 Oct 2025Approved
Additions & alterations
Proposed construction of new shelter in front of n4 courtyard between block 417 & 418 yishun avenue 11 on lot no. 03944c mk19
2 Jan 2004ApprovedFloor 1
Change of use to commercial school
Change of use of the 2nd storey living quarter (#01-XX) to commercial school - blk 417
20 Nov 2002RenewedFloor 1
Continued use as office
Continued use of the 2nd storey living quarter ( #01-XX) as office
4 Oct 2002ApprovedFloor 1
Change of use to commercial school
Change of use of the 2nd storey living quarter (#01-XX) to commercial school
1 Oct 2002ApprovedFloor 1
Change of use to commercial school
Proposed change of use of the 2nd storey living quarter of unit #01-XX to commercial school ( tuition centre)
10 Jun 2002ApprovedFloor 1
Change of use to tution centre
Change of use of the 2nd storey living quarter (#01-XX) to tution centre
21 Dec 2001ApprovedFloor 1
Change of use to office
Change of use of unit #01-XX living quarter to office

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 417 Yishun Avenue 11?

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 available at 417 Yishun Avenue 11 right now?

Key takeaway1 unit is currently listed at 417 Yishun Avenue 11. One row per unit; several agents often market the same unit.

For rent (1)

417 Yishun Avenue 112 agentsS$16k/mo · 764 sqft

Browse every listing at this building →

What is near 417 Yishun Avenue 11?

Amenities nearby

NTUC Fairprice Co-operative Ltd · 34 mSo's Clinic · 71 mNee Soon Link Community Centre · 81 mBlk 413 · 112 mYishun Park Hawker Centre · 188 mPlace Of Worship · 263 mEducational Institution · 277 mYishun Pk · 414 mKhoo Teck Puat Hospital · 862 mJunction 9 · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 417 Yishun Avenue 11

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Yishun, 1.3 km away. 17 public car parks are within 500 m.

Foot traffic: busier than 20% of retail buildings

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 87,000 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)45 m
no short-term parking · gantry 4.5 m · 18 car lots
Blk 418/419 Yishun Avenue 11 (HDB)113 m
S$0.60 per half-hour at midday on a weekday · gantry 3 m · 19 car lots
Blk 419A Yishun Avenue 11 (HDB)133 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 267 car lots
Blk 419A Yishun Avenue 11 (HDB)134 m
S$0.60 per half-hour at midday on a weekday · gantry 3 m · 27 car lots
Blk 426 Yishun Avenue 11 (HDB)166 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 397 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. 417 Yishun Avenue 11's own car park, if it has one, and its charges are not in the open data.

Who's registered at 417 Yishun Avenue 11?

Key takeaway15 live companies (and LLPs and branches; sole proprietors are not counted) list 417 Yishun Avenue 11 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Health and social services
5
Accommodation and food services
3
Other services
2
Wholesale and retail trade
1
Professional, scientific and technical services
1
Education
1
Information and communications
1
Arts, entertainment and recreation
1
Administrative and support services
0
Manufacturing
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.

Frequently asked questions about 417 Yishun Avenue 11

Where is 417 Yishun Avenue 11?⌄

417 Yishun Avenue 11 is at Yishun Avenue 11, Singapore 760417, in the Yishun planning area.

What is 417 Yishun Avenue 11 zoned as?⌄

417 Yishun Avenue 11 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 417 Yishun Avenue 11?⌄

No caveats have been lodged for 417 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 417 Yishun Avenue 11?⌄

34 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.

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, URA planning decisions, 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.