CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 3 · Bukit Merah

Yong Siak Court

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2020

Quick Summary

Yong Siak Court is a commercial building in District 3 · Bukit Merah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Oct 2020. 1 unit is currently listed for rent. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on Yong Siak Court.

Ask PropKaki

What are the key facts about Yong Siak Court?

Key takeawayYong Siak Court is a commercial building in District 3 · Bukit Merah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 3 · Bukit Merah
Address: 11 Yong Siak Street
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Managing agent: NEWMAN SRE PTE LTD
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 3

About Yong Siak Court

Yong Siak Court is a mixed-use building in Bukit Merah (District 03). It is located along Yong Siak Street, Singapore 168646.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$2,645 psf. The most recent was in October 2020.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Tiong Bahru MRT, 491 m away (about a 8-minute walk). The closest bus stop (Blk 126 CP) is 142 m away (about a 2-minute walk).

What is Yong Siak Court zoned as?

Key takeawayYong Siak Court sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Yong Siak Court sold for?

Key takeaway1 transaction is on record since 1995, most recently in Oct 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2020	Retail	S$4.10M	1,550 sqft	$2,645

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 Yong Siak Court rent for?

Key takeawayNo street- or building-level rent is published here. Across District 3 retail, retail space rented at a median of $10.49 psf a month in 2026Q3, with the middle half of leases between $7.49 and $14.10. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 Yong Siak Court

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 Yong Siak Court

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, 0 new listings 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 Yong Siak Court?

Key takeawayURA has approved 2 changes of use at Yong Siak Court since 2000, most recently in 2014, 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 Nov 2025Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant
11 Dec 2023Renewed
Continued use as gym/fitness centre
Continued use of the 1st storey shop as gym/fitness centre (yoga studio) at 11 yong siak street
16 Sept 2020Renewed
Continued use as gym/fitness centre
Continued use of the 1st storey shop as gym/fitness centre (yoga studio) at 11 yong siak street
6 Nov 2018Renewed
Continued use as gym/fitness centre
Continued use of the 1st storey shop as gym/fitness centre (yoga studio) at 11 yong siak street
14 Oct 2016Renewed
Continued use as commercial school
Continued use of the 1st storey shop as commercial school (yoga studio and fitness related classes)
4 Nov 2014Approved
Change of use to commercial school
Proposed change of use of the 1st storey shop to commercial school (yoga studio and fitness related classes)
12 Jul 2011Approved
Change of use to restaurant
Change of use of the 1st storey shop of the existing yong siak court to restaurant at 11 yong siak street

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 Yong Siak Court?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 Yong Siak Court right now?

Key takeaway1 unit is currently listed at Yong Siak Court. One row per unit; several agents often market the same unit.

For rent (1)

Tiong bahruS$18k/mo · 1,600 sqft

Browse every listing at this building →

What is near Yong Siak Court?

Key takeawayThe nearest MRT/LRT is Tiong Bahru MRT, about 491 m away — and 3 competing retail premisess operate nearby.

Getting around

Tiong Bahru MRT491 m · ~8 min

Amenities nearby

Firsthealth Clinic & Surgery · 106 mKim Pong Park · 117 mBlk 126 CP · 142 mTiong Bahru Community Centre · 228 mBusiness Park · 242 mPlace Of Worship · 296 mEducational Institution · 314 mHotel · 450 mTiong Bahru MRT Exit A · 497 mSingapore General Hospital · 649 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

NTUC Fairprice Co-operative Ltd · 261 mTiong Bahru Market · 326 mTiong Bahru Plaza · 552 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Yong Siak Court

Key takeawayThe nearest station is Tiong Bahru (EW17), 491 m away — a busy station, with about 52,000 taps in and out on an average weekday. 22 public car parks are within 500 m.

Foot traffic: busier than 33% of retail buildings

nearest MRT/LRT Tiong Bahru (EW17) 491 m, about 52,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 3, about 5,557 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 61,000 residents within 1 km (June 2026); 1 other mall 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

Tiong Bahru (EW17)491 m · about 52,000 weekday taps
Havelock (TE16)604 m · about 16,000 weekday taps
Outram Park (EW16 / NE3 / TE17)883 m · about 78,000 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 Yong Siak Court. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 5,557 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 78 & 79 Yong Siak Street/Moh Guan Terrace (HDB)27 m
no short-term parking
Blk 78/80 Moh Guan Terrace/Chay Yan Street (HDB)78 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 143 car lots
Blk 126 Kim Tian Road (HDB)81 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 512 car lots
Blk 127 Kim Tian Road (HDB)136 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 79 Peng Nguan Street/Chay Yan Street (HDB)139 m
no short-term parking

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: Blair Road-Everton Roa D Area, 1.0 km away, S$80/month.

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

Who's registered at Yong Siak Court?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Yong Siak Court as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Administrative and support services
1
Information and communications
0
Professional, scientific and technical services
0
Health and social 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Yong Siak Court

Where is Yong Siak Court?⌄

Yong Siak Court is at 11 Yong Siak Street, Singapore 168646, in the Bukit Merah planning area.

What is Yong Siak Court zoned as?⌄

Yong Siak Court sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Yong Siak Court?⌄

Yong Siak Court is freehold.

What have units at Yong Siak Court sold for?⌄

Across 1 recorded transaction, the median price is S$2,645 psf. The latest was in October 2020.

What is the nearest MRT station to Yong Siak Court?⌄

Tiong Bahru MRT is the closest, 491 m away (about a 8-minute walk).

How many businesses are registered at Yong Siak Court?⌄

3 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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This development is also registered as the residential project Yong Siak Court.

Read the figures right

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

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.

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.

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, 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.

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.