Yishun 10, S’pore’s first multiplex, set to make way for residential and commercial building
Yishun 10, S’pore’s first multiplex, set to make way for residential and commercial building
Singapore’s urban landscape is on the brink of another significant transformation as the iconic Yishun 10, the nation’s very first multiplex cinema, is officially slated for redevelopment. According to recent filings from the Urban Redevelopment Authority (URA) in May 2026, the site at 51 Yishun Central 1 will be rezoned from its current commercial status to a mixed-use development. This move, initiated by owner Frasers Property, aims to unlock the redevelopment value of the prime land located near Yishun MRT station. The proposal suggests a shift toward a residential-heavy focus with commercial activities restricted to the first story, marking the end of an era for a building that revolutionized movie-going in the early 1990s.
Yishun 10, S’pore’s first multiplex, set to make way for residential and commercial building through a URA master plan amendment. The site, currently owned by Frasers Property, will be rezoned from commercial use to a residential development with commercial space on the ground floor. This redevelopment is expected to yield approximately 90 to 100 private residential units, capitalizing on the high demand for housing near major transport nodes like Yishun MRT and the integrated transport hub at Northpoint City.
The Legacy of Singapore’s First Multiplex
Opened on May 28, 1992, Yishun 10 was a groundbreaking project for the Singaporean entertainment industry. Before its arrival, cinemas were typically standalone buildings with one or two large halls. Yishun 10, a joint venture between Hong Kong’s Golden Harvest and Australia’s Village Roadshow, introduced the "multiplex" concept to Asia, offering ten different cinema halls under one roof. This allowed for a variety of screenings at multiple times, fundamentally changing how Singaporeans consumed films.
Designed by Australian architect Geoff Malone, the building was famous for its postmodern, sci-fi-inspired architecture. Malone’s brief was to create something that looked like a "rocket ship" had landed in the heartlands. For over three decades, the bright neon lights (later muted to grey in a 2010 renovation) and the futuristic facade served as a landmark for residents of Yishun and beyond. Its success paved the way for the cineplex culture that now dominates Singapore's retail malls.
Understanding the URA Rezoning Proposal
The transition from a pure commercial site to a mixed-use residential site is part of a broader strategy by the Urban Redevelopment Authority (URA) to optimize land use in Singapore. On May 8, 2026, the URA gazetted a proposed amendment to the Master Plan 2025. The amendment specifically targets the 3,635 square meter site at Yishun Central 1, proposing a change from "Commercial" to "Residential with Commercial at 1st Storey."
This rezoning reflects the current "zeitgeist" of the Singaporean property market, where demand for residential units remains incredibly high, especially for plots located within walking distance of MRT stations. By allowing residential development above a commercial ground floor, the URA is facilitating a more efficient use of the land, providing much-needed housing supply while maintaining some level of retail vibrancy for the community.
Frasers Property and Unlocking Redevelopment Value
Frasers Property, which also owns the adjacent Northpoint City, has been strategically positioning itself for this move for some time. In June 2025, Frasers acquired the cinema complex from Golden Village Multiplex for S$48 million. This acquisition gave the developer full ownership of the strata lots within the building, providing them with the necessary control to submit a comprehensive redevelopment proposal.
During a recent earnings briefing, Frasers Property leadership emphasized that Yishun 10 is a prime asset for capital optimization. By converting the aging cinema complex into a modern residential project, the developer can generate significantly higher returns than through rental income from the cinema and smaller retail units. Analysts suggest that the proximity to Northpoint City creates "economies of scale," allowing Frasers to manage the new commercial space as an extension of their existing retail powerhouse.
Projected Impact on Yishun Residential Market
The proposed redevelopment is expected to yield between 90 and 100 private residential units. While this may seem small compared to massive HDB projects, the location is unbeatable. Industry experts from Savills Singapore and Mogul.sg believe that this new development will set a benchmark for private home prices in the Yishun area.
| Projected Detail | Estimated Value/Status |
|---|---|
| Total Site Area | Approx. 3,635 sq m |
| Proposed Plot Ratio | 3.0 |
| Estimated Residential Units | 90 - 100 Private Homes |
| Estimated Commercial Space | Approx. 2,780 sq m (1st Storey) |
| Lease Expiry | March 2089 (99-year lease) |
Being situated just 300 meters from Yishun MRT and the integrated transport hub, the project is likely to attract both owner-occupiers and investors. The "mixed-use" nature ensures that residents have immediate access to retail and dining, while the surrounding amenities like Khoo Teck Puat Hospital and the Yishun Pond add to the lifestyle appeal of the northern region.
Architectural Significance and Potential Conservation
The news of the impending demolition has sparked discussions among architectural enthusiasts and historians. Yishun 10 represents the "coming-of-age" years of Singaporean architecture in the 1990s. Its flamboyant science-fiction motifs and use of metal cladding were unique at the time. Some heritage advocates argue that elements of the building's facade or its community-gathering nature should be preserved in the new development.
However, as the building is not currently under conservation status, the developer has the right to completely overhaul the site. Architects have suggested that the new building could incorporate "memory markers" or design elements that pay homage to the original rocket-ship design. This would allow the site to retain its identity as a historical landmark even as it transitions into a modern residential block.
Timeline and Current Status for Tenants
As of May 2026, Frasers Property has stated that it is "business as usual" at Yishun 10. The Golden Village cinema and the existing retail tenants, such as Sri Murugan Supermarket, continue to operate. However, with the URA proposal now public, it is likely that redevelopment work could begin as early as 2027 or 2028, following the finalization of planning approvals and the conclusion of existing leases.
Redevelopment projects of this scale typically take three to four years to complete. This means that by the early 2030s, the Yishun town center will likely feature a sleek new residential tower where the rocket-ship cinema once stood. Prospective buyers and residents are keeping a close eye on further announcements regarding the sales launch of these units.
Broader Transformation of Yishun Town Centre
The Yishun 10 project is not an isolated event. It is part of a massive transformation of the Yishun Central area under the URA Draft Master Plan 2025. Several other plots near the MRT station have been earmarked for residential and healthcare use. For instance, the site of the former Yishun temporary bus interchange is also slated for demolition by 2027 to make way for new homes.
These developments collectively aim to make Yishun a more "liveable and connected" town. By introducing more housing into the heart of the town center, the government is ensuring that more residents can enjoy the convenience of living near major transport, retail, and medical hubs. The influx of new residents will also bolster the local economy, supporting the hundreds of tenants at Northpoint City and surrounding neighborhood centers.
Future of Cinema in the North
While Yishun 10 will disappear, the cinema experience in the north is not dying; it is simply evolving. Modern shoppers increasingly prefer cinemas that are integrated directly into larger shopping malls rather than standalone multiplexes. Golden Village, as a major operator, continues to have a presence in several other malls in the northern region.
The redevelopment of Yishun 10 signifies the shifting priorities of urban development. In the 90s, the priority was to provide entertainment variety in the heartlands. Today, the priority is to solve housing needs and maximize land efficiency. The legacy of Yishun 10 will live on in the memories of millions of movie-goers who experienced Singapore's first multiplex revolution there.
FAQ
1. Why is Yishun 10 being demolished?
Yishun 10 is being redeveloped to unlock its capital value. The owner, Frasers Property, and the URA believe the site is better utilized as a mixed-use residential and commercial development due to its proximity to the MRT station and high demand for housing.
2. What will be built in place of Yishun 10?
A new building consisting of private residential units (estimated at 90-100 homes) and commercial space on the first floor. It will no longer be a dedicated multiplex cinema building.
3. Is Golden Village Yishun still open?
As of May 2026, it is "business as usual" at Yishun 10. However, the cinema is expected to close once the redevelopment phase begins, following planning approvals.
4. When will the new residential units go on sale?
Specific dates have not been announced yet. Typically, sales launches occur after the URA finalizes the rezoning and the developer secures building permits, likely within the next year or two.
5. Will the new building look like the original cinema?
While advocates hope for some heritage elements to be preserved, the new design will likely be a modern residential-commercial block designed to maximize the site's plot ratio of 3.0.
Conclusion
The news that Yishun 10, S’pore’s first multiplex, is set to make way for a residential and commercial building marks a pivotal moment in Yishun’s history. From its sci-fi "rocket ship" beginnings to its future as a modern residential hub, the site at 51 Yishun Central 1 continues to be at the forefront of urban innovation. While the loss of an iconic landmark is bittersweet for many, the redevelopment promises to bring new life, increased housing supply, and sustained economic value to one of Singapore’s most vibrant northern towns. As we wait for the final designs and launch dates, we bid a fond farewell to the multiplex that changed Singaporean entertainment forever.
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