North Park Central Zoning: What 'Residential with Commercial at 1st Storey' at Plot Ratio 3.0 Means for About 110 Homes

North Park Central is Frasers Property's redevelopment of Yishun 10 at 51 Yishun Central 1 into about 110 homes above a retail podium. Before any home can be built there, the land has to be zoned for housing. URA approved Master Plan amendment MPA20260043 on 14 July 2026, and it appears in URA's list of gazetted approved amendments to Master Plan 2025 (list R7). The wording of that amendment answers a buyer question: what kind of building is this allowed to be?

The amendment, term by term

"From Commercial"

Before the amendment, the land was zoned Commercial, which fits its current use: Frasers describes Yishun 10 as its retail mall in Yishun town centre. The change of zoning is what opens the site to housing.

"To Residential with Commercial at 1st Storey"

Housing becomes the main use, and commercial use is limited to the first storey. That matches what Frasers has announced: about 110 homes with a retail podium at street level. For a buyer, the shops below are part of the planned use of the land rather than an optional extra, and the lowest homes will sit above a commercial floor.

"Maximum plot ratio 3.0 (gross)"

Plot ratio compares a building's gross floor area with the area of its site. The figure in the amendment is a maximum. URA's note says actual development intensity is decided by the Competent Authority, so 3.0 is a ceiling, not a promise of floor area. Frasers' figure of about 110 homes is the number to plan around.

"/ Road Zone" and "Commercial Zone (use as drain)"

The amendment rezones the site to Residential with Commercial at 1st Storey "/ Road Zone", and separately rezones land zoned Commercial (use as drain) to Road Zone. So not all of the amended land becomes housing; some is set aside for road. The amendment plan shows the rezoned site on lot MK19-01638L, with a lot area of 3,634.8 m². Because part of the land goes to Road Zone, the final development site area is TBA.

What this fixes and what it leaves open

Item	Status	Set by
Homes above, commercial on the first storey only	Fixed by zoning	URA amendment MPA20260043
Upper limit on intensity (gross plot ratio 3.0)	Fixed as a maximum	URA amendment MPA20260043
About 110 homes and a retail podium at street level	Announced	Frasers Property, 2 September 2026
Storeys, unit mix, unit sizes, tenure	TBA	Developer, at launch
Prices and price per square foot	TBA	Developer, at launch

What it means for your decision

About 110 homes is a small development, so there are fewer stacks to choose from than at a large condominium, and the unit mix will decide which of them suit you. Check the North Park Central floor plans when they are released, especially how the lowest residential floors sit relative to the retail podium. Watch the North Park Central price page for the developer's price list. Frasers says the site is next to Yishun MRT Station and Yishun Integrated Transport Hub, with underground pedestrian access to Northpoint City; the location page covers the surroundings.