CommercialEDUCATIONAL INSTITUTIONDistrict 27 · Yishun

Wisteria Mall

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Wisteria Mall is a commercial building in District 27 · Yishun, on land zoned EDUCATIONAL INSTITUTION under the URA Master Plan. 1 unit is currently listed for rent. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on Wisteria Mall.

Ask PropKaki

What are the key facts about Wisteria Mall?

Key takeawayWisteria Mall is a commercial building in District 27 · Yishun, zoned EDUCATIONAL INSTITUTION.

Asset class: Commercial
Land-use zone: EDUCATIONAL INSTITUTION
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 27 · Yishun
Address: 598 Yishun Ring Road
Land area: 9,759 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: None recorded
Live listings: 1
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 Wisteria Mall

Wisteria Mall is a mixed-use building in Yishun (District 27). It is located along Yishun Avenue 4, Singapore 768698.

Under the URA Master Plan it sits on land zoned educational institution.

It occupies roughly 9,759 sqm of land with about 29,883 sqm of gross floor area.

19 businesses are currently registered at this address with ACRA.

The nearest MRT is Khatib MRT, 750 m away (about a 12-minute walk). The closest bus stop (Naval Base Pr Sch) is 15 m away (about a 0-minute walk). Junction 9 is 1.6 km away.

What is Wisteria Mall zoned as?

Key takeawayWisteria Mall sits on land zoned EDUCATIONAL INSTITUTION.

Land-use zone: EDUCATIONAL INSTITUTION
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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at Wisteria Mall 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 Wisteria Mall

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 Wisteria Mall

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 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 Wisteria Mall?

Key takeawayURA has approved 23 changes of use at Wisteria Mall since 2000, most recently in 2024. 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.

18 May 2026RenewedFloor B1
Continued use as amusement centre
Continued use of part unit #B1-XX of wisteria mall as amusement centre
6 Mar 2026RenewedFloor 1
Continued use as massage establishment
Continued use of shop units #01-XX & #01-XX of wisteria mall as massage establishment
15 Aug 2024RenewedFloor 1
Continued use as massage establishment
Continued use of unit #01-XX as massage establishment at wisteria mall
4 Jun 2024ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX and #01-XX of wisteria mall to commercial school
27 Dec 2023Approved
Additions & alterations
Proposed change of use of partial 2nd storey carpark to childcare centre & an additional platform lift from 1st to 2nd storey at existing wisteria mall mk19 on lot 03852n 598, yishun ring road (yishun planning area)
17 May 2023ApprovedFloor 1
Change of use: shop → massage establishment
Proposed change of use of unit #01-XX & #01-XX of wisteria mall from shop to massage establishment
21 Apr 2023ApprovedFloor B1
Change of use to amusement centre
Proposed change of use of part unit #B1-XX of wisteria mall to amusement centre
21 Dec 2022ApprovedFloor 1
Change of use: shop → medical clinic
Proposed change of use of unit #01-XX of wisteria mall from shop to medical clinic
29 Jun 2022ApprovedFloor B1
Change of use to expansion
Proposed change of use of part corridor as expansion of existing food kiosk unit #B1-XX, #B1-XX, #B1-XX, #B1-XX
20 Nov 2021Approved
Change of use to restaurant
Proposed change of use of unit #B1-XX to restaurant
17 Nov 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX, #01-XX and #01-XX to restaurant
6 Sept 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX and #01-XX to restaurant

16 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 Wisteria Mall?

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 Wisteria Mall right now?

Key takeaway1 unit is currently listed at Wisteria Mall. One row per unit; several agents often market the same unit.

For rent (1)

Wisteria MallS$4k/mo · 775 sqft

Browse every listing at this building →

What is near Wisteria Mall?

Key takeawayThe nearest MRT/LRT is Khatib MRT, about 751 m away.

Getting around

Khatib MRT751 m · ~12 min

Amenities nearby

Educational Institution · 13 mNaval Base Pr Sch · 15 mMy Family Clinic (Angsana Breeze @ Yishun) · 49 mPlace Of Worship · 244 mNTUC Fairprice Co-operative Ltd · 483 mNee Soon South Community Club · 543 mKhatib Polyclinic · 624 mKhatib MRT Exit D · 737 mYishun Community Hospital · 905 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Wisteria Mall

Key takeawayThe nearest station is Khatib (NS14), 737 m away — a busy station, with about 71,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 18% of retail buildings

nearest MRT/LRT Khatib (NS14) 737 m, about 71,000 taps a weekday; bus stops within 400 m: 11, about 16,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 48,000 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

Khatib (NS14)737 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 Wisteria Mall. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 506 Yishun Avenue 4 (HDB)150 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,248 car lots
Blk 501 Yishun Street 51 (HDB)156 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 423 car lots
Blk 858/864 Yishun Avenue 4 (HDB)200 m
S$0.60 per half-hour at midday on a weekday · 382 car lots
512 Yishun Street 51 (HDB)227 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 850/855 Yishun Street 81/Ring Road (HDB)325 m
S$0.60 per half-hour at midday on a weekday · 313 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, 2.0 km away, S$90/month.

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

Who's registered at Wisteria Mall?

Key takeaway11 live companies (and LLPs and branches; sole proprietors are not counted) list Wisteria Mall as their registered address. These are registered businesses, not who occupies the space.

Education
5
Accommodation and food services
3
Other services
2
Administrative and support services
1
Professional, scientific and technical services
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 Wisteria Mall

Where is Wisteria Mall?⌄

Wisteria Mall is at 598 Yishun Ring Road, Singapore 768698, in the Yishun planning area.

What is Wisteria Mall zoned as?⌄

Wisteria Mall sits on land zoned educational institution under the URA Master Plan.

Have there been any recorded transactions at Wisteria Mall?⌄

No caveats have been lodged for Wisteria Mall 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 Wisteria Mall?⌄

Khatib MRT is the closest, 750 m away (about a 12-minute walk).

How many businesses are registered at Wisteria Mall?⌄

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.

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Read the figures right

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

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.

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.

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

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