Yew Lian Park
Yew Lian Park is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 3 transactions are on record since 1995, most recently in Apr 2011. ACRA records 4 live company registrations at this address.
What are the key facts about Yew Lian Park?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 20 · Bishan
- Address
- 213 Upper Thomson Road
- Land area
- —
- Transactions on record
- 3 (records start 1995)
- Live listings
- None
- ACRA registrations
- 4
About Yew Lian Park
Yew Lian Park is a mixed-use building in Bishan (District 20). It is located along Upper Thomson Road, Singapore 574348.
Under the URA Master Plan it sits on land zoned commercial.
The site is freehold.
3 transactions have been recorded here, at a median of S$1,880 psf. The most recent was in April 2011.
4 businesses are currently registered at this address with ACRA.
The nearest MRT is Upper Thomson MRT, 344 m away (about a 5-minute walk). The closest bus stop (Thomson CC) is 127 m away (about a 2-minute walk).
What is Yew Lian Park zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Yew Lian Park sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2011 | Shop House | S$6.00M | 2,447 sqft | $2,452 |
| Jun 2010 | Shop House | S$4.60M | 2,447 sqft | $1,880 |
| Nov 2004 | Shop House | S$2.35M | 2,447 sqft | $960 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Thomson Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Yew Lian Park?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $71.06 | $617.70 | $698.19 |
| Level 1 · 30 & Below | $100.00 | $178.57 | $195.95 |
| Level 2 & 3 · >30 - 100 | $142.31 | $189.39 | $218.01 |
| Level 1 · >30 - 100 | $199.25 | $211.77 | $239.11 |
| B1 & Below · >30 - 100 | $267.96 | $348.70 | $384.97 |
| Level 2 & 3 · >100 - 300 | $151.86 | $207.96 | $270.18 |
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 Yew Lian Park?
Getting around
- Upper Thomson MRT344 m · ~5 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Yew Lian Park?
- Live registrations
- 4
- Registered last 3 years
- 1
- Most common type
- Local Company
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 213 Upper Thomson Road, Singapore 574348, in the Bishan planning area.
What is Yew Lian Park zoned as?⌄
Yew Lian Park sits on land zoned commercial under the URA Master Plan.
What is the tenure of Yew Lian Park?⌄
Yew Lian Park is freehold.
What have units at Yew Lian Park sold for?⌄
Across 3 recorded transactions, the median price is S$1,880 psf. The latest was in April 2011.
What is the nearest MRT station to Yew Lian Park?⌄
Upper Thomson MRT is the closest, 344 m away (about a 5-minute walk).
How many businesses are registered at Yew Lian Park?⌄
4 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.
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.
This development is also registered as the residential project Yew Lian Park.