771 Yishun Avenue 3
771 Yishun Avenue 3 is a commercial building in District 27 · Yishun, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 1 live company registration at this address.
What are the key facts about 771 Yishun Avenue 3?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 27 · Yishun
- Address
- —
- Land area
- 1,965 sqm
- Completed
- 1985 (HDB Property Information)
- Storeys
- 12 (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 771 Yishun Avenue 3
771 Yishun Avenue 3 is a commercial building in Yishun (District 27). It is located along Yishun Avenue 3, Singapore 760771.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.
It occupies roughly 1,965 sqm of land with about 5,502 sqm of gross floor area.
19 businesses are currently registered at this address with ACRA.
The nearest MRT is Yishun MRT, 665 m away (about a 10-minute walk). The closest bus stop (Blk 774) is 110 m away (about a 2-minute walk). Junction 9 is 729 m away (about a 11-minute walk).
What is 771 Yishun Avenue 3 zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
What does space at 771 Yishun Avenue 3 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 771 Yishun Avenue 3
- 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 771 Yishun Avenue 3?
- 27 Sept 2017ApprovedAdditions & alterations
Proposed additions & alterations to existing public housing development, blocks 770 to 774 with new consumer switch rooms , new police equipment rooms & new electrical substation at yishun avenue 3 (home improvement programme)
- 25 Aug 2006ApprovedAdditions & alterations
Proposed covered linkways from blk 771 to 772 and 772 to 773
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$54.50 per unit).
What do commercial rents run near 771 Yishun Avenue 3?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ 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 771 Yishun Avenue 3?
Getting around
- Yishun MRT665 m · ~10 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 771 Yishun Avenue 3
nearest MRT/LRT Yishun (NS13) 625 m, about 110,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 12, about 16,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 61,000 residents within 1 km (June 2026); 2 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.
Stations within 1 km
- Yishun (NS13)625 m · about 110,000 weekday taps
- Khatib (NS14)681 m · about 71,000 weekday taps
Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 771 Yishun Avenue 3. Transfers between lines don't tap, so interchanges read low.
Bus
12 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 753/774 Yishun Street 72/Avenue 3 (HDB)76 mS$0.60 per half-hour at midday on a weekday · 1,145 car lots
- Blk 775-794 Yishun Ring Rd/Avenue 2 (HDB)275 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 823 car lots
- Blk 936 Yishun Central 1 (HDB)327 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 900 car lots
- Blk 717/730 Yishun Street 71 (HDB)357 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 678 car lots
- Blk 602-605 Yishun Street 61 (HDB)426 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 101 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, 918 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 771 Yishun Avenue 3's own car park, if it has one, and its charges are not in the open data.
Who's registered at 771 Yishun Avenue 3?
- Wholesale and retail trade1
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 771 Yishun Avenue 3
Where is 771 Yishun Avenue 3?⌄
771 Yishun Avenue 3 is at Yishun Avenue 3, Singapore 760771, in the Yishun planning area.
What is 771 Yishun Avenue 3 zoned as?⌄
771 Yishun Avenue 3 sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 771 Yishun Avenue 3?⌄
No caveats have been lodged for 771 Yishun Avenue 3 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
What is the nearest MRT station to 771 Yishun Avenue 3?⌄
Yishun MRT is the closest, 665 m away (about a 10-minute walk).
How many businesses are registered at 771 Yishun Avenue 3?⌄
19 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 771 Yishun Avenue 3.
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