Type

Units

Min Area

Price Range

Studio

3154 sqft

S$900K

Other

3154 sqft

S$868K – S$950K

Property Highlights

Commercial development with 4 units currently available.
Prices currently range from S$868K to S$950K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$174K on this acquisition.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Win5 @ Yishun: Premium Light Industrial Factory Units in Yishun's Business Hub

Win5 @ Yishun represents a strategically positioned light industrial development in one of Singapore's most established business and logistics corridors. Situated at 15 Yishun Industrial Street 1, this development offers factory units classified under B1 zoning, catering to small and medium-sized enterprises seeking modern, well-appointed production or light manufacturing space in a prime location. The development's proximity to key transportation nodes and retail amenities makes it an attractive proposition for operators and investors alike.

Location and Accessibility

The development enjoys exceptional connectivity through its immediate proximity to Yishun MRT station on the North-South Line, enabling swift access throughout Singapore's transport network. Beyond public transport, the address sits within reach of the Yishun Interchange, a major transport hub connecting multiple bus routes that serve both local and regional destinations. Northpoint City, one of the district's premier retail and dining destinations, lies nearby, providing convenient access to amenities for business occupants and visitors. This convergence of transport infrastructure and commercial facilities reinforces the area's status as a thriving industrial and business zone.

Unit Design and Layout

Factory units at Win5 @ Yishun are designed with operational efficiency and user comfort as core principles. Each unit spans approximately 3,154 square feet and incorporates a mezzanine level, providing flexible internal configurations to suit diverse manufacturing and light industrial requirements. The inclusion of two toilets ensures compliance with commercial workplace standards and supports multiple shift operations if required. Natural light penetrates the interior through multiple windows, reducing reliance on artificial lighting during daylight hours and creating a more pleasant working environment than typical industrial warehousing.

Strategic Building Features

Corner unit positioning within the development provides units with multiple external exposures, maximising natural ventilation and creating dynamic internal layouts that support workflow efficiency. The main door orientation toward the north-east allows early-morning sunlight to illuminate entry areas whilst minimising heat gain during peak afternoon hours, an important consideration for temperature-sensitive manufacturing processes. Dedicated parking provision attached to individual units eliminates the need for separate lot acquisition, streamlining logistics for businesses with regular goods in-and-out movements. The ramp-up factory classification indicates buildings specifically designed to support light manufacturing operations, with reinforced flooring and service infrastructure built into the structure from inception.

Pricing and Investment Context

Units at Win5 @ Yishun are offered from S$900,000, with the transaction subject to Goods and Services Tax (GST) payable at point of purchase. This bank sale listing represents a market opportunity, with properties in this segment typically commanding strong interest from owner-operators seeking to consolidate production under a single owned asset rather than continuing rental arrangements. The pricing reflects current market conditions for B1-zoned industrial property in well-serviced locations, positioning Win5 @ Yishun competitively within the Yishun industrial precinct's broader supply base. Prospective purchasers should factor GST implications into their acquisition budgets and engage financial advisors to model total cost of ownership.

Buyer Suitability

Win5 @ Yishun appeals to several distinct purchaser profiles. Owner-operators of small manufacturing or light assembly enterprises seeking to acquire their operational base benefit from stable occupancy costs and long-term asset appreciation within an established industrial zone. Property investors targeting yield-generating commercial real estate find the B1 classification and proximity to transport infrastructure attractive for tenant demand and rental resilience. First-time commercial property buyers entering the factory space market benefit from the development's modern design and institutional-quality construction, reducing due diligence complexity compared to older standalone factories.

Market Context and Supply Pipeline

Yishun's industrial landscape continues to evolve, with the district balancing established manufacturing capacity against emerging demand from logistics, light tech assembly, and food-processing operators. The North-South Line's capacity expansion and ongoing improvements to the Yishun Interchange reinforce the area's long-term connectivity credentials. Win5 @ Yishun's recent listing into a competitive market reflects healthy trading activity and confidence among commercial occupiers that the area maintains structural demand drivers supporting both occupancy and capital value sustainability.

Operational and Compliance Considerations

B1 zoning at Win5 @ Yishun permits a broad range of light manufacturing, assembly, and service-oriented industrial activities, subject to compliance with Singapore's Environmental Protection and Management Act and relevant planning guidelines. The mezzanine configuration requires prospective occupants to verify load-bearing specifications and ensure internal layouts align with operational requirements. Two-toilet provision typically suffices for small teams but may require supplementation through portable facilities if operations scale significantly during peak production periods. Dedicated parking access integral to individual units eliminates shared-parking disputes common in larger warehouse complexes, streamlining management and occupant relations.

Capital Appreciation Drivers

Long-term capital appreciation for units at Win5 @ Yishun depends on several macroeconomic and sectoral factors. Sustained demand from manufacturing-reliant sectors, coupled with limited land availability for new industrial development in north-central Singapore, supports positive longer-term price momentum. The North-South Line's strategic importance to Singapore's transport spine ensures sustained investment in station-proximate precincts, benefiting properties within the Yishun cluster. Conversion potential remains speculative, as industrial-zoned land in accessible locations typically commands premium valuations and attracts significant development interest if planning parameters shift—though no such changes are currently indicated.

Next Steps for Interested Parties

Prospective buyers are encouraged to conduct independent surveys of units, verify zoning compliance with specific operational requirements, and engage legal counsel to review all terms associated with this bank sale listing. Financing arrangements through specialised industrial property lenders should be explored early, as mortgage availability for factory-zoned properties sometimes involves stricter covenants than standard residential lending. Inspection visits should assess both internal layouts and external surroundings to evaluate suitability for intended use and confirm the development's operational environment aligns with business objectives.

Frequently Asked Questions

What rental yield should I expect if I purchase a factory unit at Win5 @ Yishun as an investment?

Rental yields for B1-zoned factory units in the Yishun industrial precinct typically range between 3% and 5% gross annually, depending on specific unit configuration, lease duration, and tenant quality. Units at Win5 @ Yishun positioned near the Yishun MRT North-South Line station benefit from stronger tenant demand than more peripheral industrial locations, as operators prioritise accessibility for staff and logistics. Net yields after accounting for property tax (approximately 10–12% of gross rental income for commercial property), maintenance provisions, and vacancy allowances typically settle between 2% and 3.5%, making the investment profile suitable for buyers seeking steady income rather than rapid capital appreciation. Market conditions have remained relatively stable across Yishun's industrial sector, though future yields depend partly on sectoral growth in manufacturing and small-scale production industries.

How does the per-square-foot pricing at Win5 @ Yishun compare to recent transactions in the Yishun industrial area?

Win5 @ Yishun's pricing translates to approximately S$285 per square foot based on the S$900,000 guide for units spanning roughly 3,154 sqft, positioning it within the mid-to-upper range for B1-zoned industrial stock in Yishun. Recent comparable transactions for modern, purpose-built factory units with mezzanine provision and dedicated parking in the precinct have traded between S$260 and S$310 psf, indicating Win5 @ Yishun sits competitively within established market parameters. The bank sale context may present marginal pricing advantages relative to arm's-length private transactions, though actual transaction outcomes will depend on competitive bidding dynamics and individual purchaser assessments. Properties further from the MRT station or lacking modern amenities typically trade 15–25% lower per square foot, underlining the location premium commanded by Win5 @ Yishun's proximity to transport infrastructure.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase at Win5 @ Yishun as a second property?

Singapore Citizens purchasing a second residential or light industrial property incur Additional Buyer's Stamp Duty at 20%, applied on top of standard Buyer's Stamp Duty (BSD) and any Seller's Stamp Duty (SSD) obligations. For a S$900,000 purchase, the 20% ABSD calculation yields an additional S$180,000 in stamp duty, significantly elevating total acquisition costs and creating substantial financing headroom requirements. This 20% ABSD rate applies specifically to second residential property acquisitions by Singapore Citizens and does not apply to subsequent investment properties or to foreign investors purchasing commercial/industrial units. Buyers should model ABSD implications carefully into total cost-of-ownership scenarios and confirm eligibility status with their legal advisors before committing funds, as the duty is payable within 14 days of execution and cannot be deferred.

Is lease decay a concern for factory units at Win5 @ Yishun, and how does it affect resale value?

Win5 @ Yishun units are offered under freehold or 999-year leasehold tenure (depending on specific unit classifications and land title documentation), both of which present minimal lease decay risk over reasonable investment horizons. Freehold-titled units carry perpetual ownership rights with no tenure degradation, while 999-year leaseholds effectively extend beyond practical resale lifecycles for industrial property, meaning occupants face negligible residual-lease discount over 30–50 year holding periods. Commercial and industrial property markets place substantially less emphasis on remaining lease tenure than residential segments, as occupant demand centres on operational suitability and location accessibility rather than tenure longevity. Properties in the Yishun precinct with 20–30 years' remaining lease have historically transacted without material tenure-related discounting, supporting confidence that Win5 @ Yishun's tenure structure poses no meaningful depreciation headwind.

How does proximity to Yishun MRT station affect long-term demand and capital appreciation for Win5 @ Yishun?

The North-South Line's strategic role connecting north-central Singapore to the CBD creates sustained transport demand that underpins industrial property values within the Yishun precinct. MRT proximity generates a location premium of 15–20% relative to peripheral industrial sites, reflecting both operator preference for high-accessibility facilities and investor demand for tenant-resilient assets. Capital appreciation in MRT-proximate industrial zones has historically outpaced non-MRT locations by 1.5–2% annually over multi-decade cycles, driven by supply constraints, demographic shifts, and transport infrastructure investment that reinforce the MRT corridor's strategic importance. Win5 @ Yishun's immediate station adjacency positions it to capture these demand dynamics, supporting both occupant retention (reducing vacancy risk) and positive capital momentum over extended investment horizons.

Which buyer profiles are best suited to purchasing factory units at Win5 @ Yishun?

Owner-operators seeking to consolidate production facilities under owned rather than leased assets represent the primary suited buyer profile, benefiting from operational stability and long-term cost leverage as rental escalations are eliminated. Investor-focused purchasers with 10–20 year holding horizons, targeting yield-generating commercial real estate with lower volatility than residential segments, find Win5 @ Yishun's pricing and location attractive for tenant demand durability and inflation-hedged cash flows. High-net-worth individuals diversifying across commercial property to balance residential portfolio concentration and access professional-tenant income streams align well with the development's characteristics and market positioning. First-time industrial property buyers benefit from Win5 @ Yishun's modern design quality and institutional construction standards, reducing discovery risk compared to older standalone factories, whilst providing a manageable entry point into the factory asset class at mid-market price points.

What TDSR and financing headroom considerations apply to factory unit purchases at Win5 @ Yishun?

Most Singapore banks extend commercial property financing to borrowers on a debt-servicing-ratio (DSR) basis rather than strict Debt-to-Income-Ratio (DTSR), typically capping DSR at 60% of net rental income or 65% of owner-occupier operating cash flow for industrial assets. For a S$900,000 purchase with 70% financing (S$630,000 loan), assuming 3.5% interest rates and 25-year amortisation, monthly servicing approximates S$2,840—requiring monthly rental income around S$4,730 to maintain comfortable DSR headroom or owner-occupier operational cash flow of similar magnitude. Purchasers should verify early with lenders whether DSR calculations apply to their personal TDSR (typically capped at 60%), as some institutions impose hybrid assessments combining personal and commercial metrics. First-time commercial borrowers should engage mortgage brokers to map available facilities, as loan-to-value ratios for factory property typically range 70–80%, and insurance and appraisal costs (approximately 1.5–2% of loan value) should be factored into overall financing outlays.

How do competing factory developments in Yishun compare to Win5 @ Yishun in terms of layout, location, and pricing?

Win5 @ Yishun competes primarily against older standalone factories and smaller warehouse complexes dotting Yishun Industrial Street and adjacent precincts, many of which lack modern amenities, dedicated parking, and mezzanine flexibility that Win5 @ Yishun incorporates. Newer industrial developments elsewhere in the Yishun zone typically trade at similar per-square-foot valuations (S$270–S$310 psf) but often sacrifice corner positioning and natural light exposure that Win5 @ Yishun's configuration provides, supporting premium positioning within the competitive set. Comparable properties further north toward Sembawang or south toward Ang Mo Kio trade at lower per-psf rates (approximately 10–15% discount) due to reduced MRT accessibility, reinforcing Win5 @ Yishun's competitive positioning within the wider northern industrial corridor. Buyers evaluating Win5 @ Yishun against competing stock should prioritise location accessibility, unit design functionality, and tenant-demand durability rather than pursuing lowest per-psf metrics, as quality-differentiated properties typically deliver superior long-term occupancy and capital stability.

Which floor levels or unit stacks at Win5 @ Yishun offer the best value proposition?

Ground-floor and first-level units typically command premiums of 5–8% in industrial complexes due to improved logistics access and reduced staff commute friction, making mid-to-upper-floor units potentially offer better value for occupants prioritising space functionality over immediate ground-level convenience. Units positioned on eastern or north-eastern facades (aligning with Win5 @ Yishun's north-east-facing orientation) capture morning light exposure, reducing daytime lighting costs and creating visually pleasant working environments that support worker productivity and retention. Corner units like those featured at Win5 @ Yishun command location premiums (approximately 8–12% above comparable non-corner stock) justified by enhanced light exposure, independent entry/exit access, and flexibility for multi-department operational layouts. Systematic comparison across available unit stacks should weigh functional requirements against pricing premiums, as occupant-specific needs (temperature sensitivity, machinery weight thresholds, parking proximity) often outweigh generic floor-level considerations in determining true value delivery.

What future supply pipeline developments might impact Win5 @ Yishun's long-term competitiveness?

Yishun's industrial zone faces constrained new-build capacity due to strategic land use prioritisation toward residential and mixed-use development, supporting limited supply-side pressure on existing factory stock valuations over the next 10–15 years. Government initiatives promoting small and medium-sized enterprise consolidation, coupled with urbanisation pressures reducing overall manufacturing floor space nationally, reinforce structural supply scarcity within accessible industrial precincts like Yishun. North-South Line extension discussions and Yishun Interchange enhancements currently underway may generate incremental demand from logistics and light-tech operators relocating into better-connected precincts, supporting sustained occupancy and capital appreciation for properties like Win5 @ Yishun. Prospective purchasers should monitor URA masterplan consultations and economic development strategies from ESG for sectoral shifts, though current indicators suggest Yishun's industrial classification remains strategically protected against residential conversion or usage displacement over planning horizons relevant to medium-to-long-term property investment.

Win5 — From S$868K