423 Yishun Avenue 11
423 Yishun Avenue 11 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 20 live company registrations at this address.
What are the key facts about 423 Yishun Avenue 11?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 27 · Yishun
- Address
- —
- Land area
- 46,709 sqm
- Completed
- 1987 (HDB Property Information)
- Storeys
- 12 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 20
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 423 Yishun Avenue 11
423 Yishun Avenue 11 is a mixed-use building in Yishun (District 27). It is located along Yishun Avenue 11, Singapore 760423.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 46,709 sqm of land with about 130,137 sqm of gross floor area.
20 businesses are currently registered at this address with ACRA.
The closest bus stop (Blk 419) is 124 m away (about a 2-minute walk). Junction 9 is 1.6 km away.
What is 423 Yishun Avenue 11 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 423 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 423 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 423 Yishun Avenue 11?
- 3 May 2012ApprovedAdditions & alterations
Proposed to construct covered drop off at blocks 423 and 425 yishun ave 11
- 10 Apr 2012ApprovedAdditions & alterations
Proposed addition/alteration to existing public housing development blks 423, 425, 427, 433, 435, 437, 439 & 440 with new lifts/lift lobbies at yishun ave 11/6 (lift upgrading programme)
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$54.50 per unit).
What do commercial rents run near 423 Yishun Avenue 11?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 423 Yishun Avenue 11?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 423 Yishun Avenue 11
no MRT/LRT within 1 km (nearest Yishun, 1.6 km); bus stops within 400 m: 8, about 18,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 73,000 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
8 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 429 Yishun Avenue 11 (HDB)114 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 248 car lots
- Blk 418/419 Yishun Avenue 11 (HDB)171 mS$0.60 per half-hour at midday on a weekday · gantry 3 m · 19 car lots
- Blk 419A Yishun Avenue 11 (HDB)179 mS$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 267 car lots
- Blk 430 Yishun Avenue 11 (HDB)191 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 383 car lots
- Blk 423/427, 433/440 Yishun Avenue 6/11 (HDB)203 mS$0.60 per half-hour at midday on a weekday · 483 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: Jln Mata Ayer, 2.7 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 423 Yishun Avenue 11's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 423 Yishun Avenue 11?
- Live registrations
- 20
- Registered last 3 years
- 10
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about 423 Yishun Avenue 11
Where is 423 Yishun Avenue 11?⌄
423 Yishun Avenue 11 is at Yishun Avenue 11, Singapore 760423, in the Yishun planning area.
What is 423 Yishun Avenue 11 zoned as?⌄
423 Yishun Avenue 11 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 423 Yishun Avenue 11?⌄
No caveats have been lodged for 423 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 423 Yishun Avenue 11?⌄
20 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 423 Yishun Avenue 11.
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