449 Yishun Ring Road
449 Yishun Ring Road 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 11 live company registrations at this address.
What are the key facts about 449 Yishun Ring Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 27 · Yishun
- Address
- —
- Land area
- 21,193 sqm
- Completed
- 2011 (HDB Property Information)
- Storeys
- 13 (HDB Property Information)
- 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 449 Yishun Ring Road
449 Yishun Ring Road is a mixed-use building in Yishun (District 27). It is located along Yishun Ring Road, Singapore 760449.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 21,193 sqm of land with about 59,340 sqm of gross floor area.
11 businesses are currently registered at this address with ACRA.
The closest bus stop (Bet Blks 445/449) is 66 m away (about a 1-minute walk). Junction 9 is 1.2 km away (about a 19-minute walk).
What is 449 Yishun Ring Road zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 449 Yishun Ring Road rent for?
Retail space on Yishun Ring Road
Street level · 2026Q3S$ per sq ft per month · median -1.1% on a year earlier
URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
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 449 Yishun Ring Road
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near 449 Yishun Ring Road?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 449 Yishun Ring Road?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 449 Yishun Ring Road
no MRT/LRT within 1 km (nearest Yishun, 1.2 km); bus stops within 400 m: 12, about 29,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 80,000 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
12 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 441 Yishun Avenue 11 (HDB)147 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 486 car lots
- Blk 426 Yishun Avenue 11 (HDB)200 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 397 car lots
- Blk 456A Yishun Street 41 (HDB)265 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 361 car lots
- Blk 415/417 Yishun Ring Road/Avenue 11 (HDB)289 mno short-term parking · gantry 4.5 m · 18 car lots
- Block 676 Yishun Ring Road (HDB)294 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 421 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, 2.2 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 449 Yishun Ring Road's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 449 Yishun Ring Road?
- Live registrations
- 11
- Registered last 3 years
- 7
- Most common type
- Local Company
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 449 Yishun Ring Road
Where is 449 Yishun Ring Road?⌄
449 Yishun Ring Road is at Yishun Ring Road, Singapore 760449, in the Yishun planning area.
What is 449 Yishun Ring Road zoned as?⌄
449 Yishun Ring Road 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 449 Yishun Ring Road?⌄
No caveats have been lodged for 449 Yishun Ring 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 449 Yishun Ring Road?⌄
11 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 449 Yishun Ring Road.
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