CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 22 · Jurong West

Yunnan Gardens

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 1999

Quick Summary

Yunnan Gardens is a commercial building in District 22 · Jurong West, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Apr 1999. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Yunnan Gardens.

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What are the key facts about Yunnan Gardens?

Key takeawayYunnan Gardens is a commercial building in District 22 · Jurong West, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Landed housing area
Tenure: Freehold
District / Area: District 22 · Jurong West
Address: 55 Yunnan Crescent
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About Yunnan Gardens

Yunnan Gardens is a mixed-use building in Jurong West (District 22). It is located along Yunnan Crescent, Singapore 637981.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold.

1 transaction has been recorded here, at a median of S$465 psf. The most recent was in April 1999.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Pioneer MRT, 544 m away (about a 8-minute walk). The closest bus stop (Blk 974) is 194 m away (about a 3-minute walk).

What is Yunnan Gardens zoned as?

Key takeawayYunnan Gardens sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has Yunnan Gardens sold for?

Key takeaway1 transaction is on record since 1995, most recently in Apr 1999 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 1999	Shop House	S$1.63M	3,509 sqft	$465

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 Yunnan Gardens rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 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 22 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 Yunnan Gardens

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 Yunnan Gardens?

Key takeawayURA's planning decisions at Yunnan Gardens since 2000 are below. 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 Sept 2000Refused
Change of use
Change of use of the 1st storey shop to 4-d/toto outlet
19 Jan 2000Refused
Change of use to eating house
Proposed change of use of the 1st storey shop to eating house

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 Yunnan Gardens?

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

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

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 Yunnan Gardens?

Key takeawayThe nearest MRT/LRT is Pioneer MRT, about 544 m away — and 2 competing retail premisess operate nearby.

Getting around

Pioneer MRT544 m · ~9 min

Amenities nearby

Yunnan Park · 56 mBlk 974 · 194 mPlace Of Worship · 398 mEducational Institution · 419 mHealthway Medical Clinic (JW St 92) · 429 mPioneer MRT Exit B · 523 mNanyang Community Club · 532 mPioneer Polyclinic · 736 mBusiness Park · 1.1 km

Competing premises nearby

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

Prime Supermarket Limited? · 474 mJurong West Hawker Centre · 670 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Yunnan Gardens

Key takeawayThe nearest station is Pioneer (EW28), 523 m away — a busy station, with about 66,000 taps in and out on an average weekday. 11 public car parks are within 500 m.

Foot traffic: busier than 25% of retail buildings

nearest MRT/LRT Pioneer (EW28) 523 m, about 66,000 taps a weekday; bus stops within 400 m: 12, about 9,478 taps a weekday; Jurong West: 45,571 resident workers (Census 2020, by workplace); about 58,000 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

Pioneer (EW28)523 m · about 66,000 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 Yunnan Gardens. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with 9,478 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 991 Upper Jurong Road (HDB)218 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 299 car lots
Blk 986 Jurong West Street 93 (HDB)241 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m
Blk 974/980 Jurong West Street 93 (HDB)264 m
S$0.60 per half-hour at midday on a weekday · gantry 4 m · 222 car lots
Blk 991A/B, 992A/B, Upper Jurong Road Upper Jurong Road (HDB)309 m
no short-term parking · gantry 4.5 m · 8 car lots
Blk 958 Jurong West Street 93 (HDB)407 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 120 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: Lok Yang Area, 1.5 km away, S$90/month.

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

Who's registered at Yunnan Gardens?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Yunnan Gardens as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Wholesale and retail trade
1
Education
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 Yunnan Gardens

Where is Yunnan Gardens?⌄

Yunnan Gardens is at 55 Yunnan Crescent, Singapore 637981, in the Jurong West planning area.

What is Yunnan Gardens zoned as?⌄

Yunnan Gardens sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Yunnan Gardens?⌄

Yunnan Gardens is freehold.

What have units at Yunnan Gardens sold for?⌄

Across 1 recorded transaction, the median price is S$465 psf. The latest was in April 1999.

What is the nearest MRT station to Yunnan Gardens?⌄

Pioneer MRT is the closest, 544 m away (about a 8-minute walk).

How many businesses are registered at Yunnan Gardens?⌄

2 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.

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 PropKaki's submarket map, 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.