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The Housing and Development Board HDB has sold a mixed development site in Yishun Avenue 4 as part of Government Land Sales (GLS) in the 1st quarter of 2015. This land parcel is set in the North Region of Singapore, bounded by Yishun Avenue 4 and Yishun Ring Road. It is allocated to be developed into a residential and commercial development. With land plot size of 105,055 sqft, new Yishun Avenue 4 mixed development is estimated to house 200 residential units. With an allowable gross floor area of 294,196 sqft, this mixed-use development will consist of 60% residential apartments and 40% retail, commercial space. 

Northern Resi and Northern Retail, units of contruction group of BBR Holdings won the top bid of S$185.10 million. This translates to S$629 per square feet per plot ratio. The break-even price is expected to be S$950 to S$1000 psf.

It is just beside HDB Vine Grove and opposite of HDB Palm Breeze @ Yishun.

Other developments that are within New Condo’s vicinity includes The Estuary, Orchid Park Condominium, Skies Miltonia, The Miltonia Residences, Lilydale, The Canopy and the upcoming Junction 9 and Nine Residences, another mixed commercial and residential project located in Yishun.

New and upcoming Condo cum Commercial development in Yishun Avenue 4 is approximately 900 m away from Khatib MRT Station where its future residents can access to the North South Line. It is just 1 train station away from Yishun Central which allows them to access many bus services available at Yishun Bus Interchange which is located at the town centre. These provide them with a conduit of convenience when it comes to traveling to various parts of the country and also to downtown Singapore. It takes drivers approximately 19 minutes to drive from New Condo to the Central Business District (CBD). To head down to Orchard Shopping Area, it will take approximately 16 minutes of driving. New Condo is also near to the Seletar Expressway (SLE) which links to the Central Expressway (CTE) and also the Tampines Expressway (TPE) providing the ease of driving to various parts of the island.

The commercial units at New Condo will provide its future residents the conveniences of getting their daily necessities without the need of traveling far. More shopping, dining, entertainment and leisure facilities are available at the Northpoint which is located 1 train station away at Yishun Central. Future residents of New Condo in YIshun Avenue 4 can also take a short drive down to the upcoming Junction 9 and Nine Residences for more options. In terms of getting fresh market produce and delicious local food, future residents can head down to Chong Pang City where they can find numerous retail shops and eating outlets offering a wide array of products and services. In the heart of this neighbourhood centre, there is Chong Pang Market and Food Centre which has many market stalls and also local food stalls. A future Yishun Food Centre which is approximately 800 m away from New Condo is in planning. Upon completion, this food centre will provide more local food choices to New Condo’s future residents.

There are also many education facilities that are within New Condo in Yishun Avenue 4's vicinity. Childcare centres and kindergartens can be easily found which keeps the minds of parents with young children off while they are away at work. Local schools that are nearby New Condo include Naval Base Primary School, Northland Primary School, Huamin Primary School, Peiying Primary School, North View Primary School, Jiemin Primary School, Yishun Primary School, Ahmad Ibrahim Primary School, Chung Cheng High School (Yishun), Orchid Park Secondary School, Northbrooks Secondary School, North View Secondary School, Naval Base Secondary School, Yishun Secondary School, Yishun Town Secondary School, Northland Secondary School and Yishun Junior College.

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Project  Yishun Ave 4 Resiential/ Commercial
Developer  Northern Resi/ Northern Retail
Location  Yishun Ave 4
District  27
Tenure 99 years lease from
Site Area  105,055 square feet
GFA:   294,156 square feet
Plot Ratio
Expected TOP:
Total Units  Approximately  residential units and  sqft of commercial space
Total Carpark  TBA
Development  A mixed development, residential and retail shops comprising of 
Unit Type:
Eligibility SC/ SC, SC/SPR, Foreigner
Amenities nearby Mixed- use Development in Yishun Avenue 4



Important Amenities Near New Condo Approximate Distance
Train Stations Khatib (NS14) 0.9km
Bus Stop Blk 666 (Bus: 812)
Opp Naval Base Pri (Bus: 811)
Supermarkets Fairprice (849 Yishun Ring Rd)
Sheng Siong (Yishun 845)
Giant (Yishun Ave 11)
Cold Storage (Northpoint)
Shopping Malls JNorthpoint
Junction 9 (U/C)
Education Institutions Preschool
PCF Nee Soon Central Blk 646-644
PCF Nee Soon Central Blk 609
PCF Nee Soon South Blk 879-852-874-875
Saraswathy Darma Muneeswaran Kindergarten
Iman Kindergarten (Yishun)
PCF Nee Soon South Blk 794
PCF Nee Soon Central Blk 367
PCF Nee Soon East Blk 408
PCF Nee Soon East Blk 312
PCF Nee Soon Central Blk 737-738
Naval Base Primary School
Northland Primary School
Huamin Primary School
Peiying Primary School
North View Primary School
Jiemin Primary School
Yishun Primary School
Ahmad Ibrahim Primary School
Chung Cheng High School (Yishun)
Orchid Park Secondary School
Northbrooks Secondary School
North View Secondary School
Naval Base Secondary School
Yishun Secondary School
Yishun Town Secondary School
Northland Secondary School
Junior College
Yishun Junior College 1.5km
Nanyang Polytechnic 4.3km
Gems International Academy 1.1km
Food Centre Yishun Food Centre (U/C)
Chong Pang Market & Food Centre
Lifestyle Safra Yishun Country Club
Orchid Country Club
Yishun Park
Yishun Town Garden
Nee Soon East Park
Lower Seletar Reservoir Park
Yishun Sports Hall
Bottle Tree Park
Nee Soon Central Community Park


The Facilities and Site Plan of the Mixed development along Yishun Avenue 4 are currently seeking approval from relevant authorities. If you would like to be updated on first hand information for the Upcoming Mixed development in Yishun avenue 4, Please Register HERE for more information!!


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Yishun Master Plan 1

Yishun Master Plan

Best described as a family-oriented town, Yishun in the North Region of Singapore, provides a comprehensive suite of amenities for all ages. Over the next 5 years, Yishun will be reinvigorated with new malls, hawker centres and cycling paths while the transport infrastructure will be enhanced to improve connectivity for residents

Housing: More amenities for better living
With its wide range of facilities and pleasant neighbourhoods, Yishun continues to attract many new residents. In the coming years, new housing areas in the southern and eastern parts of Yishun will be developed progressively, providing greater options for potential home owners. More facilities will also be added to create a better living environment for residents:

  • An integrated transport hub in the town centre that will incorporate a bus interchange, shopping mall, community club and a town plaza
  • A community hospital, which will complement Khoo Teck Puat Hospital next door
  • Two new nursing homes along Yishun Central and Yishun Ring Road will serve the needs of our elderly residents
  • A new hawker centre next to Yishun Park will provide more places for eating out
  • More childcare facilities
  • Retail shops and eating houses will be conveniently located near housing estates
  • A foreign system school will be developed at Yishun Avenue 6

Leisure: New reasons to love the outdoors
Already enjoying easy access to Lower Seletar Reservoir, Yishun Park and a number of smaller parks, Yishun residents can look forward to more green spaces for recreation as well as better connections between the many parks within Yishun and other green spaces further away:

  • The Round Island Route will provide residents with fresh ways to explore the nature spots of other towns island-wide
  • The new Springleaf Park will serve those living in Yishun South
  • The addition of more neighbourhood parks and green spaces
  • The expansion of the park connector network in Yishun will link residents to more parks

Transport: Faster, alternative routes
Travelling downtown or to other regions of Singapore will be faster with the following road improvements and enhancements to public transport, including:

  • The new Springleaf MRT station along the upcoming Thomson Line will give residents in Springleaf Estate direct access to MRT network
  • The new road, Yishun Avenue 8, will connect to Seletar West Link to provide an alternative route to the Central, Tampines and Seletar expressways
  • The junction of Lentor Avenue and Yishun Avenue1 will be improved to enable smoothertraffic flow
  • The extensive cycling routes will enable convenient access to the town centre, MRT stations, amenities and nearby towns

*Expansion of CTE/TPE/SLE interchange and construction of road between TPE and Yishun Ave 6

Construction of New Road between TPE and Yishun Avenue 6

Completion Date: 4th quarter 2015

The expansion of Central Expressway (CTE), Tampines Expressway (TPE), and Seletar Expressway (SLE) Interchange is the first phase of the project. This project will improve connectivity between Yishun Town, the new Seletar Aerospace Park (SAP) and the expressway network.

Four new flyovers will also be constructed.

In addition, we will create five new road connections to improve the connectivity between the expressway and the road network:

  1. From Seletar West Link to CTE;
  2. From CTE to Seletar West Link;
  3. From Seletar West Link to Yio Chu Kang Road;
  4. From Yio Chu Kang Road to Seletar West Link; and
  5. From TPE (Westbound) to Seletar West Link

The Yio Chu Kang Flyover will also be widened from three lanes to four lanes in both directions.  On top of that, an additional lane will be added in both directions for the stretch of TPE between Seletar Flyover and SAP, and for the stretch of SLE between Seletar Flyover and Lentor Avenue.

The new road link between Yishun Avenue 1 to Yishun Avenue 6 and the widening of Seletar West Link is the second phase of the project.  As part of this new road link, we will remark a stretch of Yishun Avenue 1 from dual 1-lane to three lanes in the direction towards TPE and two lanes in the direction towards Yishun. We will widen the existing Seletar West Link from dual 1-lane to dual 3-lanes.

Once completed, motorists who travel from Yishun Town to CTE, for instance, could save up to 10 minutes of travelling time. There will also be better traffic conditions along Lentor Avenue and Yishun Avenue 2.

Economy: More jobs near home
Residents of Yishun will benefit from employment opportunities in future developments close to home:

  • Integrated transport hub at Yishun town centre and mixed-use development at Yishun Avenue 9
  • Industrial developments along Yishun Avenue 6 and Gambas Avenue


SINGAPORE — A mixed commercial and residential plot of land in Yishun attracted lukewarm interest from developers, with a joint bid by Northern Resi and Northern Retail of S$185.1 million beating four other bids at the close of tender today (Jan 13).

The 99-year mixed-development leasehold site in Yishun Avenue 4 – the first Government Land Sales tender to close this year - has an area of about 105,055 sq ft, and a maximum allowable gross floor area of 294,156 sq ft based on a plot ratio of 2.8. The top bid translates to a unit price of S$629.24 per square feet per plot ratio and is less than 2 per cent higher than the second-best bid, Housing and Development Board data showed.

Ms Chia Siew Chuin, director of Research & Advisory at property firm Colliers International, said the tender price is within expectations, given the subdued state of the residential market.

“The level of interest garnered for this site is similar to that seen for the tender for the mixed commercial and residential site at Yishun Avenue 2/ Yishun Central 1, which also attracted five participants when the tender closed in September 2013,” she said.

“The muted interest among the contenders in the current site is likely to have been the result of weakened sentiment in the private residential property market as well as the requirement for the commercial component of the subject development to be held under a single strata lot to be vested in a single owner at all times,” she added.

“This disallows any strata subdivision of the commercial component during the lease term, which could have prompted a more cautious stance and bidding strategy among developers due to the more restrictive investment exit options available,” she said.

The expected breakeven price for the residential component is estimated at S$950 to S$1,000 per sq ft, and the selling price could be between S$1,050 and S$1,150 per sq ft, Ms Chia said. For the retail component, the overall expected achievable monthly gross rents may range from S$6.00 to S$12.00 per sq ft depending on the size of the space leased, she added.



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