Yew Lian Park
Yew Lian Park is a commercial building in District 20 · Bishan. It is freehold. 1 transaction is on record since 1995, most recently in Nov 1999. ACRA records 0 live company registrations at this address.
What are the key facts about Yew Lian Park?
- Asset class
- Commercial
- Land-use zone
- Not on record
- Gross plot ratio
- —
- Tenure
- Freehold
- District / Area
- District 20 · Bishan
- Address
- 199,199a Upper Thomson Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About Yew Lian Park
Yew Lian Park is a mixed-use building in Bishan (District 20). It is located along Upper Thomson Road.
The site is freehold.
1 transaction has been recorded here, at a median of S$474 psf. The most recent was in November 1999.
What has Yew Lian Park sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Nov 1999 | Shop House | S$765k | 1,614 sqft | $474 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Yew Lian Park rent for?
Retail space on Upper Thomson Road
Street level · 2026Q3S$ per sq ft per month · median +8% on a year earlier
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 20 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 20 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 Yew Lian Park
- Singapore total: Rent S$30.38 psf/mth · Vacancy 6.3% (1Q 2026) · Planned / under construction 2.38m 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 Yew Lian Park?
- 11 Sept 2023RenewedContinued use as massage establishment
Continued use of the 1st storey premises as massage establishment
- 23 Nov 2021RenewedContinued use as massage establishment
Continued use of the 1st storey premises as massage establishment
- 6 Oct 2015ApprovedChange of use to office
Proposed change of use of the 2nd storey residential flat to office at 199a upper thomson road
- 3 May 2006ApprovedChange of use to health centre
Retention use of shop premises on the 1st storey as health centre
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$54.50 per unit).
How does Upper Thomson Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Yew Lian Park?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $133.15 | $188.46 | $400.81 |
| B1 & Below · 30 & Below | $619.37 | $706.67 | $790.91 |
| B1 & Below · >30 - 100 | $297.17 | $316.52 | $350.31 |
| Level 1 · >30 - 100 | $70.71 | $96.43 | $227.01 |
| Level 2 & 3 · >30 - 100 | $130.42 | $267.72 | $324.88 |
| Level 1 · >100 - 300 | $68.64 | $87.36 | $129.01 |
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.
How many companies are registered at Yew Lian Park?
- Live registrations
- 0
- Registered last 3 years
- 0
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.
Frequently asked questions about Yew Lian Park
Where is Yew Lian Park?⌄
Yew Lian Park is at 199,199A Upper Thomson Road, in the Bishan planning area.
What is the tenure of Yew Lian Park?⌄
Yew Lian Park is freehold.
What have units at Yew Lian Park sold for?⌄
Across 1 recorded transaction, the median price is S$474 psf. The latest was in November 1999.
The facts are here — now get the verdict on Yew Lian Park.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.