YS-ONE is not your typical flatted factory. Built as a purpose-driven light industrial hub, the development sits on a substantial land parcel of 31,366 sqm with a Gross Floor Area of 78,416 sqm, offering scale that is increasingly rare for B1 industrial space in the north. It is structured as a full ramp-up industrial building, designed for businesses that need actual operational flow, not just a storage address.

The property operates under a 30-year leasehold tenure commencing from 2002, with its completion recorded as Built: 2002. That places it in the sweet spot of mature industrial stock — old enough to have proven its building integrity and management, yet modern enough to meet current BCA and fire safety compliance for clean and light manufacturing. The 30-year tenure, which is 30 Yrs From 01/04/2002, keeps entry quantum low compared to 60-year JTC estates.

From a usability standpoint, YS-ONE was planned for Light Industrial (B1) use, which opens it to a wide tenant pool — from e-commerce fulfillment and precision engineering to tech assembly, printing, and service centers. Units are configured with high floor-to-ceiling heights, wide column spans, and direct loading and unloading points on multiple levels, reducing double-handling time for logistics-heavy operators.

The internal ecosystem of the building is equally practical. Instead of cosmetic lobby features, YS-ONE focuses on what occupiers pay for daily: a heavy-duty cargo lift system, 40-footer access at the loading bays, dedicated refuse handling area, and ample car and lorry parking within the compound. This is workhorse architecture, built for trucks to turn, goods to move, and operations to run without the bottlenecks you see in converted industrial buildings.

Unit sizes are strata-titled and fragmented for flexibility. The market currently shows typical sizes ranging from around 1,850 sqft for compact workshops to combined units exceeding 3,700 sqft, allowing SMEs to scale within the same address. That flexibility is a major reason why the building maintains healthy occupancy despite being a two-decade-old development.

Maintenance-wise, the estate is managed as a private industrial complex, not a JTC-managed terrace. That means faster decision-making for unit modifications, signage, and air-con installations. For owners, it translates to autonomy — you own your strata unit, you fit it out to your operational needs, without layers of JTC landlord approvals for every minor change.

YS-ONE Location

If you run an industrial operation, you know location is not about prestige, it is about minutes saved. YS-ONE gets this right. Fronting both Yishun Avenue 6 and Yishun Street 23, the building has two direct ingress and egress points, which matters hugely during morning peak when lorries queue to enter other estates. You are not funneling through a single gantry.

For workforce accessibility, this is one of the few B1 buildings in District 27 that can genuinely claim walkability to the MRT. Yishun MRT (NS13) on the North-South Line is within a short connection, and for workers coming from Khatib NS14, it is also reachable without feeder transfers. That is a real hiring advantage when manpower is tight and workers compare commute times before accepting offers.

The bus network around the property is dense. Stops along Yishun Avenue 6 and Yishun Avenue 8 — including Opp Chongfu Pri Sch, Blk 272, Blk 250 and Opp Northland Sec Sch — are served by multiple services connecting to Yishun Integrated Transport Hub, Sembawang, and Woodlands. For companies running shifts, this means your staff are not stranded after 11pm.

Road connectivity is straightforward. Yishun Avenue 6 feeds directly into Yishun Avenue 2 and the Central Expressway (CTE) and Seletar Expressway (SLE) network, giving you 20-minute access to Woodlands Checkpoint and under 30 minutes to the CBD during off-peak. For last-mile delivery and cross-border suppliers, that central-north positioning cuts fuel and driver time every single day.

YS-ONE Nearby Amenities

Industrial work is not just about the factory floor — it is about whether your staff can get a proper lunch and run errands without taking half-day leave. Around YS-ONE, daily necessities are already sorted. Within the building itself, Yong Fong Eating House operates as the default canteen, while the surrounding HDB blocks host Kopitiam at Blk 285 and a Mama Shop at Blk 249. These are not curated cafes, they are real, affordable options where a full meal still costs under $5.

For bulk procurement and after-work shopping, the catchment is covered by Cold Storage and Sheng Siong supermarkets nearby, alongside Hwa Soon Heng Mini Supermarket. Staff can do marketing on the way home, and companies can source pantry and cleaning supplies without sending a van to town. It sounds small, but when you operate five days a week, proximity to groceries becomes operational efficiency.

Beyond immediate eateries, the lifestyle pull comes from Yishun Ten Complex and Northpoint City — now Singapore’s largest mall in the north — which sits next to Yishun MRT Station and Yishun Integrated Transport Hub. Banks, clinics, courier centers, hardware stores, and value retail are all within one MRT stop. For businesses that host clients occasionally, being able to say “meet us at Northpoint, we are two minutes away” changes perception.

End-User and Investor Future-Ready Asset

For end-users, YS-ONE represents a low-friction entry into a legitimate B1 space without paying the premium of new launches in Tai Seng or Kallang. The building’s 2002 vintage means pricing is grounded — recorded transactions hovering around S$73 psf for factory units show a stable, non-speculative range. You buy for use, not hype, and you get a functional space that can be retrofitted for clean rooms, server storage, or light assembly with minimal structural constraints.

For investors, the narrative is rental resilience. District 27, covering Sembawang and Yishun, has transformed from a fringe estate with a rubber plantation history into a fully self-sufficient suburban hub with its own hospital, transport hub, and shipyard economy. That transformation brings consistent demand from SMEs who serve the north region’s residential and industrial base, from renovation contractors to biomedical suppliers supporting Khoo Teck Puat Hospital. B1 units here rarely sit empty for long.

The tenure angle, often seen as a negative, is actually the leverage. With a 30-year lease from 2002, the remaining tenure is short, which compresses capital outlay and lifts gross rental yield. For investors who understand industrial play, this is a cash-flow asset — buy at lower quantum, rent to a stable tenant base that prioritizes location over tenure, and achieve payback faster than a 60-year asset where you pay upfront for 30 extra years you may not monetize.

Looking ahead, the North Region masterplan works in YS-ONE’s favour. With 13,500ha earmarked for enhanced connectivity, new cycling paths, park connectors, and integrated developments like Bukit Canberra and Woodlands Health Campus, the entire north is being upgraded as a live-work-play corridor. As rents in central industrial zones continue to climb, cost-conscious occupiers are migrating north, and YS-ONE sits right at the receiving end of that migration — future-ready not because it is new, but because it is relevant.

YS-ONE Registration of Interest

Review of YS-ONE

YS-ONE For Sale

YS-ONE is a B1 Light Industrial building at 1 Yishun Street 23, S768441 (D27), near Yishun MRT (NS13) and bus stops on Yishun Ave 6/8, with eateries, supermarkets, and amenities at Northpoint and Yishun Ten nearby.

Product SKU: YS-ONE

Product Brand: Industrial Property

Product Currency: SGD

Product Price: 420.000

Product In-Stock: InStock

Editor's Rating:
5