If you are searching for B1 industrial space to rent or buy in Yishun, you will quickly discover that four buildings occupy the same address cluster: A'POSH BIZHUB, North Spring Bizhub, North Point Bizhub, and North View Bizhub. All four are strata-titled light industrial properties. All four are near Yishun MRT. All four are marketed to the same buyers and tenants.
The question most people ask — "which one should I choose?" — almost never gets a straight answer online. Property portals list them side by side with prices and PSF figures. What they don't explain is why one commands S$690 psf while another trades at S$240 psf, or why the cheapest building by sticker price may be the worst investment you can make.
This piece uses actual URA transaction data to answer that question plainly, for three distinct audiences: tenants looking to rent, investors looking to buy to let, and owner-occupiers looking to buy their own workspace.
The Four Buildings — At a Glance
| Building | A'POSH BIZHUB 11 Yishun Ind St 1 |
North Spring 5–9 Yishun Ind St 1 |
North Point 2 Yishun Ind St 1 |
North View 6 Yishun Ind St 1 |
|---|---|---|---|---|
| Lease / start | 60yr / 2010 | 60yr / 2011 | 60yr / 2012 | 30yr / 2012⚠ |
| Est. remaining (2026) | ~44 yrs | ~45 yrs | ~46 yrs | ~16 yrs |
| Total units | 454largest | ~200 | ~150 | ~150 |
| Completed | 2013 | 2013 | 2012 | 2015 |
| URA PSF (last 12m) | S$632–690highest | S$567 | S$332–588 | S$221–295 |
| Floor loading | 7.5 kN/sqm | — | — | — |
| Cargo lifts | 6most | — | — | — |
| Container access | 40-ft ramp-up | 20-ft | 20-ft | — |
URA transaction data via EdgeProp, updated March 2026. Lease remaining calculated from commencement year. — indicates data not publicly available.
The North View Problem
Before comparing the other three, North View Bizhub requires a direct warning: its dramatically low PSF is not a buying opportunity. It is a structural problem.
The S$221–295 psf transaction range is low precisely because buyers know this. The discount exists to compensate for the absence of financing and the near-zero resale market. Unless you are buying purely for personal use and plan to occupy until lease expiry with no intention of selling, North View Bizhub should not be on your shortlist.
A'POSH vs North Spring vs North Point — The Real Comparison
With North View set aside, the meaningful comparison is between the three 60-year leasehold buildings. All three commenced between 2010 and 2012, leaving 44–46 years remaining — close enough that lease decay alone does not differentiate them significantly in the near term.
What differentiates them is specification and liquidity.
Why A'POSH commands the highest PSF
A'POSH BIZHUB's S$632–690 psf transacted range is not simply because it is newer or better marketed. It reflects three genuine advantages that drive tenant quality and therefore investor returns:
Six cargo lifts — the most of any building in the cluster. For a logistics, warehousing, or manufacturing tenant, cargo lift access is non-negotiable. More lifts mean less waiting time and higher operational efficiency. Tenants in buildings with fewer lifts cap their own productivity.
40-foot container ramp-up access — A'POSH is the only building on this street where a standard 40-ft shipping container can drive directly to an upper-floor loading bay. North Spring and North Point accommodate 20-ft containers only. For tenants receiving large shipments, this is a deciding factor — and it is the primary reason A'POSH attracts logistics and trading tenants who pay higher rents than average.
454 units — the largest building by far. This matters for investors because liquidity requires a market. When you want to sell, you need other buyers to be actively looking at A'POSH. A building with 454 units has active agent coverage, consistent transaction volume, and a larger pool of comparable sales for valuation. A 150-unit building like North Point or North View has thinner trading and wider bid-ask spreads.
When North Spring or North Point makes sense
North Spring Bizhub (S$567 psf transacted) and North Point Bizhub (S$332–588 psf) are legitimate alternatives for specific use cases. A tenant whose business does not require 40-ft container access, heavy floor loading, or multiple cargo lifts has no functional reason to pay a PSF premium for A'POSH. For that tenant, North Spring or North Point may offer comparable space at a lower rent.
For an investor buying a smaller unit purely for rental yield, the lower acquisition cost at North Spring or North Point may produce a comparable or higher yield than A'POSH — provided the unit rents easily. The risk is that smaller buildings with fewer unique specifications attract a narrower tenant pool, which can extend vacancy periods.
The Verdict — By Buyer Type
What This Means for Rental Yield
A'POSH BIZHUB's higher acquisition cost (S$750,000–S$2,080,785 currently listed) is partly offset by its higher achievable rents (S$550–S$4,600/month depending on unit size). Current gross yield estimates for well-priced units range from 4.0% to 5.5%.
These yields compare favourably against Singapore residential (typically 2–3% gross) and retail (2.5–3.5% gross), without any ABSD exposure and with no foreign ownership restrictions.
Three Things to Confirm Before Buying
1. Financing terms. With ~44 years remaining, standard 80% LTV is generally still available at A'POSH. Confirm your bank's LTV ratio and interest rate before committing. Current commercial property loan rates are approximately SORA + 1.0–1.5% p.a.
2. SSD holding period. Seller's Stamp Duty applies to B1 industrial units in Singapore (15% within 1 year, 10% within 2 years, 5% within 3 years, 0% after 3 years). This building is not a short-term trade.
3. Verify transactions yourself. The PSF figures in this article are from EdgeProp's URA data as of March 2026. Verify independently at EdgeProp or URA's REALIS database before making any purchase decision.