CommercialCOMMERCIALDistrict 27 · Yishun

Yishun 10 Cineplex

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Yishun 10 Cineplex is a commercial building in District 27 · Yishun, on land zoned COMMERCIAL under the URA Master Plan. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Yishun 10 Cineplex.

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What are the key facts about Yishun 10 Cineplex?

Key takeawayYishun 10 Cineplex 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: —
Land area: 3,635 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata units (MCST): 11
Managing agent: KNIGHT FRANK PROPERTY & FACILITIES MANAGEMENT PTE. LTD.
Strata formed: 1995 (MCST 1916)
Owner: Frasers Centrepoint Trust (SGX filings)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

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 Yishun 10 Cineplex, and what is it valued at?

Key takeawayYishun 10 Cineplex 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.

Whole-building deals

Announced 23 Sep 2025 · completed 23 Sep 2025
Lion (Singapore) Pte. Limited bought ten strata lots located at Yishun 10 from HSBC Institutional Trust Services (Singapore) Limited (in its capacity as trustee of Frasers Centrepoint Trust).
Announcement on SGX · completion notice
Announced 25 Aug 2025 · completed 23 Sep 2025
HSBC Institutional Trust Services (Singapore) Limited (in its capacity as trustee of FCT) sold Yishun 10 for S$34.5 million (total sale consideration) to Lion (Singapore) Pte. Limited.
At the time: NLA 10,344 sq ft
Announcement on SGX · completion notice
Announced 16 Nov 2016 · completed 16 Nov 2016
Frasers Centrepoint Trust bought a 24.43% interest in retail podium of Yishun 10 Cinema Complex.
Announcement on SGX · completion notice

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 Yishun 10 Cineplex?

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 Yishun 10 Cineplex

Yishun 10 Cineplex is a commercial building in Yishun (District 27). It is located along Yishun Central 1, Singapore 768794.

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

It occupies roughly 3,635 sqm of land with about 5,731 sqm of gross floor area.

The nearest MRT is Yishun MRT, 172 m away (about a 3-minute walk). The closest bus stop (Yishun Stn Exit E) is 124 m away (about a 2-minute walk). Junction 9 is 81 m away (about a 1-minute walk).

What is Yishun 10 Cineplex zoned as?

Key takeawayYishun 10 Cineplex 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 5,574 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 Yishun 10 Cineplex rent for?

Key takeawayNo rent is published for Yishun 10 Cineplex itself. On its street, Yishun Central 1, retail space rented at a median of $13.53 psf a month in 2024Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Yishun Central 1

Street level · 2024Q4

25th pct

—

— psm

Median

$13.53

$145.67 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -5.9% on a year earlier

2021Q4 · $147.36 psm2024Q4 · $145.67 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 Yishun 10 Cineplex

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 Yishun 10 Cineplex?

Key takeawayURA has approved 7 changes of use at Yishun 10 Cineplex since 2000, most recently in 2018, 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 Aug 2024RefusedFloor 2
Change of use to karaoke lounge and nightclub
Proposed change of use of #02-XX (yishun 10 cinema complex) to karaoke lounge and nightclub
9 Nov 2018ApprovedFloor 1
Change of use to supermarket
Proposed change of use of units #01-XX, #01-XX and #01-XX to supermarket
16 Jan 2018Approved
Additions & alterations
Proposed canopy on 1st storey of the exisiting 4-storey cinema complex with 3 basement carpark (yishun 10 multiplex) on lot 01638l mk19 at 51 yishun central 1
11 Feb 2016ApprovedFloor 1
Change of use to restaurant
Change of use of 1st storey unit #01-XX to restaurant
16 Feb 2012ApprovedFloor 1
Change of use to amusement centre
Change of use of the 1st storey restaurant unit #01-XX to amusement centre
27 Oct 2010ApprovedFloor 1
Change of use
Change of use of the 1st storey amusement centre (#01-XX) & restaurant (#01-XX) post office cum pawn brokerage
23 Aug 2007ApprovedFloor 1
Change of use to amusement centre
Change of use of the 1st sty restaurant (#01-XX) to amusement centre
27 Mar 2003Approved
Additions & alterations
Retention of additions and alterations to the existing part 1st storey basement car park void as managing agent office & storage area

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 Yishun Central 1 price?

Strata sales on the street (5y)

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 Yishun 10 Cineplex?

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 Yishun 10 Cineplex?

Key takeawayThe nearest MRT/LRT is Yishun MRT, about 172 m away.

Getting around

Yishun MRT172 m · ~3 min

Amenities nearby

Cold Storage Singapore (1983) Pte Ltd · 81 mJunction 9 · 81 mRafflesMedical (Northpoint) · 86 mYishun MRT Exit E · 96 mYishun Stn Exit E · 124 mNee Soon Central Community Club · 130 mEducational Institution · 263 mYishun Polyclinic · 309 mPlace Of Worship · 375 mYishun Pond Pk · 396 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Yishun 10 Cineplex

Key takeawayThe nearest station is Yishun (NS13), 96 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 94% of retail buildings

nearest MRT/LRT Yishun (NS13) 96 m, about 110,000 taps a weekday; bus stops within 400 m: 10, about 121,000 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 84,000 residents within 1 km (June 2026); 2 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)96 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 Yishun 10 Cineplex. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 121,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 201/202, 207/212 Yishun Street 21 (HDB)211 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)296 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)320 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 626 car lots
Blk 747/752 Yishun Street 72 (HDB)358 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 262 car lots
Blk 150/161 Yishun Street 11 (HDB)385 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, 1.4 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Yishun 10 Cineplex's own car park, if it has one, and its charges are not in the open data.

Who's registered at Yishun 10 Cineplex?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Yishun 10 Cineplex as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Financial and insurance
0
Administrative and support 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.

What is Yishun 10 Cineplex's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 404 kWh/m²·yr

Frequently asked questions about Yishun 10 Cineplex

Where is Yishun 10 Cineplex?⌄

Yishun 10 Cineplex is at Yishun Central 1, Singapore 768794, in the Yishun planning area.

What is Yishun 10 Cineplex zoned as?⌄

Yishun 10 Cineplex sits on land zoned commercial under the URA Master Plan.

Have there been any recorded transactions at Yishun 10 Cineplex?⌄

No caveats have been lodged for Yishun 10 Cineplex 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 Yishun 10 Cineplex?⌄

Yishun MRT is the closest, 172 m away (about a 3-minute walk).

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Read the figures right

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

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

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 BCA's MCST register, 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, CommercialGuru, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 10 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.