IndustrialBUSINESS 2LeaseholdDistrict 27 · Yishun

North Spring Bizhub

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2026

Quick Summary

North Spring Bizhub is a industrial building in District 27 · Yishun, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 45 years remaining. 178 transactions are on record since 1995, at a median S$433 psf, most recently in Jul 2026. 58 units are currently listed for sale or rent. ACRA records 153 live company registrations at this address.

The facts are here — now get the verdict on North Spring Bizhub.

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What are the key facts about North Spring Bizhub?

Key takeawayNorth Spring Bizhub is a industrial building in District 27 · Yishun, zoned BUSINESS 2, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 27 · Yishun
Address: 11 Yishun Industrial Street 1
Land area: 46,548 sqm
Completed: 2013 (per EdgeProp listings)
Storeys: 7 (per CommercialGuru)
Developer: Soilbuild Group Holdings Ltd (per CommercialGuru)
Strata units (MCST): 456
Managing agent: DICKSON PROPERTY CONSULTANTS PTE LTD
Strata formed: 2014 (MCST 4067)
Estate (JTC): Admiralty East Industrial Estate
Units with a recorded sale: At least 111
Listed as: Light Industrial (B1), Factory / Workshop (B2), Factory
Transactions on record: 178 (records start 1995)
Live listings: 58
ACRA registrations: 153

About North Spring Bizhub

North Spring Bizhub is an industrial building in Yishun (District 27). It is located along Yishun Industrial Street 1, Singapore 768089.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is leasehold, with about 45 years left to run. It sits on about 46,548 sqm of land with roughly 116,370 sqm of gross floor area.

178 transactions have been recorded here, at a median of S$432 psf. The most recent was in July 2026.

Across JTC's rental returns for Yishun Industrial Street 1, the median rent for industrial space on this street works out to about S$1.52 psf per month over 55 observations. Observed medians on the street span S$1.28 to S$2.39 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

The nearest port or airport land is about 2.5 km away. The closest bus stop (Opp Northland Sec Sch) is 259 m away (about a 4-minute walk).

196 businesses are currently registered at this address with ACRA.

What is North Spring Bizhub zoned as?

Key takeawayNorth Spring Bizhub sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has North Spring Bizhub sold for?

Key takeawayAcross 178 recorded transactions since 1995, the median price is about S$700k, most recently in Jul 2026.

Date	Use	Price	Area	PSF
Jul 2026	Multiple-user Factory	S$1.90M	3,186 sqft	$596
Jun 2026	Multiple-user Factory	S$920k	1,561 sqft	$589
Mar 2026	Multiple-user Factory	S$968k	1,593 sqft	$608
Mar 2026	Multiple-user Factory	S$968k	1,539 sqft	$629
Mar 2026	Multiple-user Factory	S$855k	1,539 sqft	$555
Oct 2025	Multiple-user Factory	S$940k	1,539 sqft	$611
Oct 2025	Multiple-user Factory	S$940k	1,539 sqft	$611
Oct 2025	Multiple-user Factory	S$950k	1,539 sqft	$617
Oct 2025	Multiple-user Factory	S$950k	1,539 sqft	$617
Sept 2025	Multiple-user Factory	S$915k	1,539 sqft	$594

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 North Spring Bizhub rent for?

Key takeawayJTC publishes leases at North Spring Bizhub itself: strata factory space leased at a median of $2.40 psf a month in 2026Q3, with the middle half of leases between $2.20 and $2.50. That is the building's figure across its leases, and never a quote for a particular unit.

Strata factory space in this building

This building · 2026Q3

25th pct

$2.20

$23.65 psm

Median

$2.40

$25.87 psm

75th pct

$2.50

$26.91 psm

S$ per sq ft per month · median +4.9% on a year earlier

2023Q4 · $23.65 psm2026Q3 · $25.87 psm median

JTC's percentiles of the gross rent declared to IRAS for strata factory units leased in THIS building in the stated quarter (J-SPACE). It is the building's figure across its leases, not any one unit's rent; a unit's floor, size and fit-out move it. '*' quarters (too few leases) are absent, not zero.

Source: JTC J-SPACE, rentals of strata-titled multiple-user factories.

Strata factory space on Yishun Industrial Street 1

Street level · 2026Q3

25th pct

—

— psm

Median

$2.47

$26.57 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +7% on a year earlier

2023Q4 · $23.65 psm2026Q3 · $26.57 psm median

This is the MEDIAN of JTC-published rents across leases on this street in the stated quarter, not the asking or contracted rent of any particular unit. Streets with too few leases are suppressed by JTC and appear as no value -- suppressed is not zero.

Source: JTC J-SPACE, rental of industrial space by street.

Market context around North Spring Bizhub

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp 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 North Spring Bizhub

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 41 units for rent; 17 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 9 new listings appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 5 new listings appeared and 1 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.

How does Yishun Industrial Street 1 price?

Key takeawayYishun Industrial Street 1's current JTC street rent is S$26.57 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 6.0% (5.4% net of property tax).

Strata sales on the street (5y)

342

Street median PSF (strata)

$448

Indicative street yield

6.0% gross

5.4% net of property tax

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Street figures cover strata deals only — land and strata PSF are not comparable.

What is available at North Spring Bizhub right now?

Key takeaway58 units are currently listed at North Spring Bizhub — 17 for sale and 41 for rent. One row per unit; several agents often market the same unit.

For sale (17)

North Spring BizhubS$2.15M · 3,250 sqft
North Spring BizhubS$14.50M · 24,305 sqft
North Spring Bizhub2 agentsS$910k · 1,539 sqft
North Spring Bizhub2 agentsS$18.00M · 63,000 sqft

For rent (41)

North Spring BizhubS$5k/mo · 1,395 sqft
North Spring BizhubS$5k/mo · 1,507 sqft
North Spring BizhubS$5k/mo · 2,200 sqft
North Spring BizhubS$4k/mo · 1,600 sqft

Browse every listing at this building →

What is near North Spring Bizhub?

Amenities nearby

Opp Northland Sec Sch · 259 mEducational Institution · 272 mRoyal Care Medical Yishun Junction 9 · 541 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at North Spring Bizhub

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Yishun, 1.3 km away. 2 public car parks are within 500 m.

Foot traffic: busier than 53% of industrial buildings

no MRT/LRT within 1 km (nearest Yishun, 1.3 km); bus stops within 400 m: 4, about 9,919 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 44,000 residents within 1 km (June 2026). Ranked against 8,225 industrial 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), not a count of people.

Bus

4 bus stops within 400 m, with 9,919 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 269A, 269B Yishun Street 22 (HDB)353 m
S$0.60 per half-hour at midday on a weekday
Blk 243/257 Yishun Ring Road/Avenue 9 (HDB)450 m
S$0.60 per half-hour at midday on a weekday · 459 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: Yishun Industrial Park A, 1.2 km away, S$90/month.

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

Who's registered at North Spring Bizhub?

Key takeaway153 live companies (and LLPs and branches; sole proprietors are not counted) list North Spring Bizhub as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
64
Construction
28
Manufacturing
21
Professional, scientific and technical services
9
Accommodation and food services
7
Administrative and support services
5
Other services
5
Financial and insurance
4
Transportation and storage
4
Information and communications
2

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 does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$16.32 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$16.32 psm/mo
Observed range: S$13.83 – S$25.68

JTC street medians span 2000 to today and are an all-time level, not today's asking rent; the forward pipeline is a forecast, not committed completions.

Frequently asked questions about North Spring Bizhub

Where is North Spring Bizhub?⌄

North Spring Bizhub is at 11 Yishun Industrial Street 1, Singapore 768089, in the Yishun planning area.

What is North Spring Bizhub zoned as?⌄

North Spring Bizhub is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at North Spring Bizhub?⌄

Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of North Spring Bizhub?⌄

North Spring Bizhub is leasehold. About 45 years remain on the lease.

What have units at North Spring Bizhub sold for?⌄

Across 178 recorded transactions, the median is S$432 psf. The latest was in July 2026.

What does industrial space near North Spring Bizhub rent for?⌄

JTC's rental returns for Yishun Industrial Street 1 put the median at about S$1.52 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Yishun Industrial Street 1, not a rent quoted for North Spring Bizhub itself.

How many businesses are registered at North Spring Bizhub?⌄

196 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

Completion year: as EdgeProp listings states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Storeys: CommercialGuru's floor count, not checked against an official record.

Developer: as CommercialGuru names it, not checked against an official record.

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.

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.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

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 EdgeProp listings, CommercialGuru, BCA's MCST register, JTC estate boundaries, HDB car park information (data.gov.sg), PropKaki's foot-traffic model — 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.