CommercialRESIDENTIALLeaseholdDistrict 27 · Yishun

Lilydale

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2021

Quick Summary

Lilydale 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. It is leasehold with roughly 73 years remaining. 1 transaction is on record since 1995, most recently in Jan 2021. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Lilydale.

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What are the key facts about Lilydale?

Key takeawayLilydale is a commercial building in District 27 · Yishun, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 27 · Yishun
Address: 556 Yishun Avenue 6
Land area: 14,399 sqm
Completed: 2003 (per EdgeProp)
Storeys: 13 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 319
Managing agent: PREMIER PROPERTY CONSULTANCY PTE LTD
Strata formed: 2003 (MCST 2818)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 5

About Lilydale

Lilydale is a mixed-use building in Yishun (District 27). It is located along Yishun Avenue 6, Singapore 768964.

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

The site is leasehold, with about 73 years remaining on the lease. It occupies roughly 14,399 sqm of land with about 40,317 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$2,190 psf. The most recent was in January 2021.

11 businesses are currently registered at this address with ACRA.

The closest bus stop (Blk 419) is 177 m away (about a 3-minute walk).

What is Lilydale zoned as?

Key takeawayLilydale sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Lilydale sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2021	Retail	S$330k	151 sqft	$2,190

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 Lilydale 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 Lilydale

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.

What do commercial rents run near Lilydale?

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 near Lilydale?

Amenities nearby

Educational Institution · 96 mBlk 419 · 177 mThe Family Medical Centre (Yishun) · 239 mNee Soon Link Community Centre · 266 mPlace Of Worship · 359 mKhoo Teck Puat Hospital · 1.2 km

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 201 mYishun Park Hawker Centre · 473 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Lilydale

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Yishun, 1.6 km away. 18 public car parks are within 500 m.

Foot traffic: busier than 19% of retail buildings

no MRT/LRT within 1 km (nearest Yishun, 1.6 km); bus stops within 400 m: 11, about 23,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 74,000 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

11 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 419A Yishun Avenue 11 (HDB)156 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)160 m
S$0.60 per half-hour at midday on a weekday · gantry 3 m · 27 car lots
Blk 418/419 Yishun Avenue 11 (HDB)187 m
S$0.60 per half-hour at midday on a weekday · gantry 3 m · 19 car lots
Blk 429 Yishun Avenue 11 (HDB)221 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 248 car lots
Blk 401/414 Yishun Ring Road/Avenue 6 (HDB)230 m
S$0.60 per half-hour at midday on a weekday · 566 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. Lilydale's own car park, if it has one, and its charges are not in the open data.

Who's registered at Lilydale?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Lilydale as their registered address. These are registered businesses, not who occupies the space.

Information and communications
2
Wholesale and retail trade
1
Manufacturing
1
Professional, scientific and technical services
1
Accommodation and food services
0
Construction
0
Financial and insurance
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. ACRA, as of 2026-09-16.

Frequently asked questions about Lilydale

Where is Lilydale?⌄

Lilydale is at 556 Yishun Avenue 6, Singapore 768964, in the Yishun planning area.

What is Lilydale zoned as?⌄

Lilydale sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Lilydale?⌄

Lilydale is leasehold. About 73 years remain on the lease.

What have units at Lilydale sold for?⌄

Across 1 recorded transaction, the median price is S$2,190 psf. The latest was in January 2021.

How many businesses are registered at Lilydale?⌄

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.

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This development is also registered as the residential project Lilydale.

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.

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.

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.

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, HDB car park information (data.gov.sg), 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.