Prome Road, Balestier, Central Region, Singapore
$5,580,000
This newly rebuilt 5-storey inter-terrace with a private lift delivers rare volume, versatility, and value. Spanning an impressive built-up across five levels, the home presents 10 beautifully appointed ensuite bedrooms—ideal for multi-generational families seeking privacy, savvy investors targeting rental yields, or owners who appreciate flexible living. The ground level is crafted for grand entertaining with a generous living and dining zone flowing to a fully equipped dry and wet kitchen. Natural light, clean architectural lines, and thoughtful storage underscore a modern, low-maintenance lifestyle. Each ensuite showcases quality fittings and elegant finishes, while multiple family lounges create distinct areas for work, study, and relaxation. A private lift serves every floor, ensuring effortless access for all ages. Upper levels can be curated as a lavish master retreat, junior suites, or an executive home office, with options for a penthouse-level entertainment lounge or roof terrace. Upgraded electricals, air-conditioning, and smart-home readiness enhance everyday comfort and efficiency. With gated parking and a distinguished façade, this residence stands out as a future-proofed landed home—brand new, move-in ready, and poised for enduring value. Perfect as a legacy home or a high-yield, high-flexibility asset in a prime landed enclave. View to appreciate the scale and quality. Arrange a private tour today.
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Total Transactions
29
Average Price
S1.3M
Total Value
S39.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 73 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$3.55M
S$843 psf
Asking Price
S$5.58M
S$5,077 psf
vs Market
+57.3%
vs Last Done
+531.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
73 comps
Nearest MRT
Novena
811m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
73 comparable transactions
S$787
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$843
Recent Comparable Transactions
10 shown · 73 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2024 | Blk 103 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,410,000 | ▼S$804 -4.6% vs FV | 99yr from 1986 |
Oct 2024 | Blk 103 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,410,000 | ▼S$804 -4.6% vs FV | 99yr from 1986 |
May 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 401 SIN MING AVE Floor 01 TO 03 | 1,668sqft | S$1,140,000 | ▼S$683 -19.0% vs FV | 99yr from 1985 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.3% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.9% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -2.1% vs FV | 99yr from 1987 |
Blk 103 BISHAN ST 12
Oct 2024 · Floor 22 TO 24
-4.6% vs FV
Blk 103 BISHAN ST 12
Oct 2024 · Floor 22 TO 24
-4.6% vs FV
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 401 SIN MING AVE
May 2026 · Floor 01 TO 03
-19.0% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.4% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.3% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.4% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.6% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.4% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-2.1% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the prestigious Bishan district is currently valued at an estimated $3,546,801, translating to an impressive $843 per square foot. This valuation is indicative of a robust demand within the local real estate market, as it stands significantly above the market baseline by 57.3%. Such a premium suggests that buyers are willing to pay a considerable amount for properties in this desirable location, reflecting both the intrinsic value of the HDB unit and the competitive dynamics of the surrounding market.
With a remaining lease of 75 years, this property benefits from a balance of longevity and value retention, making it an attractive option for both homeowners and investors alike. The model confidence rating is high, supported by an analysis of 73 recent HDB resale transactions in the vicinity, which further solidifies the reliability of the valuation. The strong market signal indicates not only a thriving demand for HDB properties in Bishan but also highlights the area's appeal, characterized by its prime location, accessibility, and community amenities. As the market evolves, this property exemplifies the potential for sustained appreciation in value within Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.