CommercialCOMMERCIALDistrict 27 · Yishun

Northpoint

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Northpoint is a commercial building in District 27 · Yishun, on land zoned COMMERCIAL under the URA Master Plan. ACRA records 31 live company registrations at this address.

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

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What are the key facts about Northpoint?

Key takeawayNorthpoint is a commercial building in District 27 · Yishun, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 27 · Yishun
Address: 930 Yishun Avenue 2
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Developer: Frasers Property Singapore (per CommercialGuru)
Total units (CommercialGuru's count): 268
Owner: Frasers Centrepoint Trust (SGX filings)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 31

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.

Who owns Northpoint, and what is it valued at?

Key takeawayNorthpoint is owned by Frasers Centrepoint Trust, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Northpoint City North Wing

Valued at S$800 million as at 30 Sep 2025, by Savills.

per Frasers Centrepoint Trust's SGX filing, 23 Oct 2025

Earlier: S$788 million (30 Sep 2024) · S$782 million (30 Sep 2023)

Northpoint City North Wing: Frasers Centrepoint Trust's annual report (2025)

Net lettable area: 531,529 sq ft
Committed occupancy: 100%
Land tenure: 99-year leasehold
Green Mark: BCA Green Mark Gold (GM: 2021 In Operation)
Major tenants: FairPrice, Harvey Norman, Kopitiam, Don Don Donki, Uniqlo

per Frasers Centrepoint Trust's annual report (SGX), 23 Dec 2025, page 2 — figures for Northpoint City North Wing as a whole

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

What are the specs at Northpoint?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Northpoint

Northpoint is a commercial building in Yishun (District 27). It is located along Yishun Avenue 2, Singapore 769098.

Under the URA Master Plan it sits on land zoned commercial.

36 businesses are currently registered at this address with ACRA.

The nearest MRT is Yishun MRT, 56 m away (about a 1-minute walk). The closest bus stop (Yishun Stn Exit E) is 45 m away (about a 1-minute walk). Junction 9 is 43 m away (about a 1-minute walk).

What is Northpoint zoned as?

Key takeawayNorthpoint sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

BCA-verified envelope: built 34,970 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What does space at Northpoint rent for?

Key takeawayNo rent is published for Northpoint itself. On its street, Yishun Avenue 2, retail space rented at a median of $28.87 psf a month in 2026Q3, with the middle half of leases between $22.67 and $35.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Yishun Avenue 2

Street level · 2026Q3

25th pct

$22.67

$244.04 psm

Median

$28.87

$310.70 psm

75th pct

$35.03

$377.10 psm

S$ per sq ft per month · median +1.2% on a year earlier

2023Q4 · $296.65 psm2026Q3 · $310.70 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 Northpoint

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's been approved at Northpoint?

Key takeawayURA has approved 34 changes of use at Northpoint since 2000, most recently in 2025, and refused 1. 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.

14 May 2026RenewedFloor B1
Continued use as restaurant and bar
Continued use of units #B1-XX as restaurant and bar
14 May 2026RenewedFloor 3
Continued use as massage establishment
Continued use of shop unit #03-XX as massage establishment at northpoint city
18 Jul 2025ApprovedFloor B1
Change of use to massage establishment
Proposed change of use of unit#B1-XX to massage establishment at northpoint city
18 Sept 2024ApprovedFloor 2
Change of use to amusement centre
Proposed change of use of unit #02-XX (northpoint city) to amusement centre
22 Apr 2024Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed use of unit #03-XX as commercial school
12 Apr 2024ApprovedFloor B1
Change of use to restaurant
Change of use of #B1-XX to restaurant
17 Jul 2023RenewedFloor 3
Continued use as amusement centre
Continued use of units #03-XX and #03-XX as amusement centre at northpoint shopping centre
11 Jul 2023RenewedFloor 3
Continued use as massage establishment
Continued use of unit #03-XX as massage establishment at northpoint shopping centre
5 Jun 2023ApprovedFloor B1
Change of use to restaurant and bar
Proposed change of use of units #B1-XX to restaurant and bar
26 Jan 2023RenewedFloor 3
Continued use as massage establishment
Continued use of unit #03-XX as massage establishment on lot 01640x mk19 at 930 yishun avenue 2
5 Oct 2022ApprovedFloor 2
Change of use to betting outlet
Proposed change of use of of shop unit #02-XX to betting outlet
5 Mar 2021Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed use of unit #03-XX as commercial school

43 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).

What do commercial rents run near Northpoint?

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 Northpoint?

Key takeawayThe nearest MRT/LRT is Yishun MRT, about 57 m away.

Getting around

Yishun MRT57 m · ~1 min

Amenities nearby

Yishun MRT Exit E · 30 mCold Storage Singapore (1983) Pte Ltd · 43 mNorthpoint City · 43 mYishun Stn Exit E · 45 mRafflesMedical (Northpoint) · 47 mNee Soon Central Community Club · 153 mPlace Of Worship · 270 mEducational Institution · 334 mYishun Polyclinic · 430 mYishun Pond Pk · 495 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Northpoint

Key takeawayThe nearest station is Yishun (NS13), 15 m away — one of the busiest stations, with about 110,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 96% of retail buildings

nearest MRT/LRT Yishun (NS13) 15 m, about 110,000 taps a weekday; bus stops within 400 m: 11, about 123,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 83,000 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.

Stations within 1 km

Yishun (NS13)15 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 Northpoint. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 123,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 747/752 Yishun Street 72 (HDB)285 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 262 car lots
Blk 201/202, 207/212 Yishun Street 21 (HDB)287 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 250 car lots
Blk 925 Yishun Central 1 (HDB)300 m
S$0.60 per half-hour at midday on a weekday · gantry 1.8 m · 434 car lots
Blk 203/206, 213/222 Yishun Street 21 (HDB)331 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 626 car lots
Blk 150/161 Yishun Street 11 (HDB)360 m
S$0.60 per half-hour at midday on a weekday · 366 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, 1.3 km away, S$90/month.

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

Who's registered at Northpoint?

Key takeaway31 live companies (and LLPs and branches; sole proprietors are not counted) list Northpoint as their registered address. These are registered businesses, not who occupies the space.

Education
11
Wholesale and retail trade
10
Other services
3
Professional, scientific and technical services
3
Accommodation and food services
2
Information and communications
1
Health and social services
1
Manufacturing
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.

What is Northpoint's BCA building profile?

BCA building type: Retail
Green Mark: Gold (2017)
Energy use intensity: 594 kWh/m²·yr

Frequently asked questions about Northpoint

Where is Northpoint?⌄

Northpoint is at 930 Yishun Avenue 2, Singapore 769098, in the Yishun planning area.

What is Northpoint zoned as?⌄

Northpoint sits on land zoned commercial under the URA Master Plan.

Have there been any recorded transactions at Northpoint?⌄

No caveats have been lodged for Northpoint 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 Northpoint?⌄

Yishun MRT is the closest, 56 m away (about a 1-minute walk).

How many businesses are registered at Northpoint?⌄

36 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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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

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.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 CommercialGuru, PropKaki's submarket map, URA planning decisions, the owner's SGX filings, 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.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.