CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 27 · Yishun

Junction Nine

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2026

Quick Summary

Junction Nine is a commercial building in District 27 · Yishun, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 86 years remaining. 152 transactions are on record since 1995, at a median S$3,827 psf, most recently in Oct 2026. 39 units are currently listed for sale or rent. ACRA records 64 live company registrations at this address.

The facts are here — now get the verdict on Junction Nine.

Ask PropKaki

What are the key facts about Junction Nine?

Key takeawayJunction Nine is a commercial building in District 27 · Yishun, zoned COMMERCIAL & RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 27 · Yishun
Address: 18 Yishun Avenue 9
Land area: 8,858 sqm
Completed: 2015 (per EdgeProp)
Storeys: 3 (© OpenStreetMap contributors)
Strata units (MCST): 332
Managing agent: OHMYHOME PROPERTY MANAGEMENT PTE LTD
Strata formed: 2016
Submarket: Suburban
Units with a recorded sale: At least 136
Listed as: Mall Shop, Shop / Shophouse, Food & Beverage
Transactions on record: 152 (records start 1995)
Live listings: 39
ACRA registrations: 64

About Junction Nine

Junction Nine is a commercial building in Yishun (District 27). It is located along Yishun Avenue 9, Singapore 768897.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 2.8.

The site is leasehold, with about 86 years remaining on the lease. It occupies roughly 8,858 sqm of land with about 24,802 sqm of gross floor area.

151 transactions have been recorded here, at a median of S$3,850 psf. The most recent was in April 2025.

101 businesses are currently registered at this address with ACRA.

The nearest MRT is Yishun MRT, 841 m away (about a 13-minute walk). The closest bus stop (Opp Blk 314) is 125 m away (about a 2-minute walk).

What is Junction Nine zoned as?

Key takeawayJunction Nine sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Junction Nine sold for?

Key takeawayAcross 152 recorded transactions since 1995, the median price is about S$1.35M, most recently in Oct 2026.

Date	Use	Price	Area	PSF
Oct 2026	Retail	S$554k	161 sqft	$3,432
Apr 2025	Office	S$1.45M	301 sqft	$4,811
Mar 2025	Retail	S$1.36M	323 sqft	$4,227
Jan 2025	Retail	S$2.80M	592 sqft	$4,730
Apr 2024	Retail	S$1.36M	269 sqft	$5,054
Nov 2023	Retail	S$920k	280 sqft	$3,287
Apr 2023	Retail	S$1.86M	398 sqft	$4,676
Apr 2023	Retail	S$1.30M	226 sqft	$5,751
Jan 2023	Retail	S$1.14M	248 sqft	$4,585
Nov 2022	Retail	S$1.34M	398 sqft	$3,377

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Junction Nine rent for?

Key takeawayNo rent is published for Junction Nine itself. On its street, Yishun Avenue 9, retail space rented at a median of $14.62 psf a month in 2026Q3, with the middle half of leases between $12.69 and $18.01. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Yishun Avenue 9

Street level · 2026Q3

25th pct

$12.69

$136.57 psm

Median

$14.62

$157.35 psm

75th pct

$18.01

$193.83 psm

S$ per sq ft per month · median -1.4% on a year earlier

2023Q4 · $143.33 psm2026Q3 · $157.35 psm median

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 · 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 Junction Nine

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 Junction Nine

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 9 units for rent; 30 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 Junction Nine?

Key takeawayURA has approved 68 changes of use at Junction Nine since 2000, most recently in 2026, and refused 2. 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.

25 May 2026ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of shop units #01-XX & #01-XX to massage establishment
30 Oct 2025ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment
22 Oct 2025RenewedFloor 2
Continued use as massage establishment
Continued use of shop unit #02-XX as massage establishment
21 Aug 2025ApprovedFloor 2
Change of use to massage establishment
Proposed change of use of unit #02-XX to massage establishment at junction nine
7 Feb 2025RenewedFloor 2
Continued use as massage establishment
Continued use of #02-XX (junction nine) as massage establishment
24 Sept 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX (junction nine) to restaurant
16 Jul 2024ApprovedFloor 1
Change of use to amusement centre
Change of use of part of unit #01-XX (junction nine) to amusement centre
12 Jul 2024ApprovedFloor 1
Change of use to takeaway food shop
Change of use of unit #01-XX (junction nine) to takeaway food shop
10 May 2024RenewedFloor 2
Continued use as amusement centre
Continued use of part of unit #02-XX as amusement centre
5 Mar 2024ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX of junction nine to commercial school
16 Feb 2024ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX of junction nine to gym/fitness centre
9 Feb 2024RenewedFloor 2
Continued use as betting outlet
Continued use of part of the existing supermarket (unit #02-XX) as betting outlet at junction nine

69 earlier change-of-use and A&A decisions are on record since 2000.

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).

How does Yishun Avenue 9 price?

Key takeawayAcross 15 strata sales on Yishun Avenue 9 in the last 5 years, the median is $4,346 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$4,346

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Junction Nine?

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 Junction Nine right now?

Key takeaway39 units are currently listed at Junction Nine — 30 for sale and 9 for rent. One row per unit; several agents often market the same unit.

For sale (30)

Junction Nine2 agentsS$2.21M · 657 sqft
Junction NineS$1.23M · 205 sqft
Junction NineS$6.38M · 947 sqft
Junction Nine2 agentsS$1.72M · 431 sqft

For rent (9)

Junction NineS$3k/mo · 100 sqft
Junction NineS$2k/mo · 70 sqft
Junction NineS$16k/mo · 710 sqft
Junction Nine2 agentsS$3k/mo · 194 sqft

Browse every listing at this building →

What is near Junction Nine?

Key takeawayThe nearest MRT/LRT is Yishun MRT, about 841 m away — and 3 competing retail premisess operate nearby.

Getting around

Yishun MRT841 m · ~13 min

Amenities nearby

Gooddoctors Medical Clinic · 14 mPlace Of Worship · 87 mOpp Blk 314 · 125 mEducational Institution · 261 mYishun Polyclinic · 399 mNee Soon East Community Club · 424 mYishun MRT Exit E · 767 mKhoo Teck Puat Hospital · 1.1 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

NTUC Fairprice Co-operative Ltd · 226 mJunction 9 · 752 mYishun Park Hawker Centre · 961 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Junction Nine

Key takeawayThe nearest station is Yishun (NS13), 767 m away — one of the busiest stations, with about 110,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 41% of retail buildings

nearest MRT/LRT Yishun (NS13) 767 m, about 110,000 taps a weekday; bus stops within 400 m: 12, about 29,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 75,000 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)767 m · about 110,000 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 Junction Nine. Transfers between lines don't tap, so interchanges read low.

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 315 Yishun Avenue 9 (HDB)60 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 496 car lots
Blk 317 Yishun Avenue 9 (HDB)105 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 407 car lots
Blk 243/257 Yishun Ring Road/Avenue 9 (HDB)229 m
S$0.60 per half-hour at midday on a weekday · 459 car lots
Blk 238/242 Yishun Ring Road (HDB)246 m
S$0.60 per half-hour at midday on a weekday · gantry 4.3 m · 197 car lots
Blk 307 Yishun Ring Road/Central (HDB)270 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 344 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: Yishun Industrial Park A, 1.4 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Junction Nine's own car park, if it has one, and its charges are not in the open data.

Who's registered at Junction Nine?

Key takeaway64 live companies (and LLPs and branches; sole proprietors are not counted) list Junction Nine as their registered address. These are registered businesses, not who occupies the space.

Other services
16
Accommodation and food services
11
Education
11
Wholesale and retail trade
9
Health and social services
6
Administrative and support services
5
Real estate
2
Arts, entertainment and recreation
1
Manufacturing
1
Transportation and storage
1

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. ACRA, as of 2026-09-16.

Frequently asked questions about Junction Nine

Where is Junction Nine?⌄

Junction Nine is at 18 Yishun Avenue 9, Singapore 768897, in the Yishun planning area.

What is Junction Nine zoned as?⌄

Junction Nine sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Junction Nine?⌄

Junction Nine is leasehold. About 86 years remain on the lease.

What have units at Junction Nine sold for?⌄

Across 151 recorded transactions, the median price is S$3,850 psf. The latest was in April 2025.

What is the nearest MRT station to Junction Nine?⌄

Yishun MRT is the closest, 841 m away (about a 13-minute walk).

How many businesses are registered at Junction Nine?⌄

101 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.

For agents · in the PropKaki app

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Read the figures right

Completion year: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 EdgeProp, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.