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…
Automated Valuation based on 67 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.53M
S$840 psf
Asking Price
S$5.58M
S$5,077 psf
vs Market
+57.9%
vs Last Done
+583.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
67 comps
Nearest MRT
Novena
811m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
67 comparable transactions
S$784
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$840
Recent Comparable Transactions
10 shown · 67 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -1.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +6.0% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -2.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -18.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -4.0% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▼S$792 -5.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,625sqft | S$1,340,000 | ▼S$824 -1.9% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▼S$748 -11.0% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 07 TO 09 | 1,604sqft | S$1,298,000 | ▼S$809 -3.7% vs FV | 99yr from 1992 |
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-1.8% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-2.6% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-18.7% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-4.0% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
-5.7% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 04 TO 06
-1.9% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
-11.0% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 07 TO 09
-3.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bishan, with a remaining lease of 75 years, reflects a robust market position, estimated at $3,533,612 or $840 per square foot. This valuation indicates a significant premium, standing 57.9% above the baseline market value. Such a notable divergence from the average is indicative of strong demand dynamics in the Bishan area, where recent sales activity has been buoyed by the locality's appeal, comprehensive amenities, and excellent transport connectivity.
With a model confidence rating classified as high, the valuation is supported by an analysis of 67 recent HDB resale transactions within the vicinity. The data demonstrates a consistent upward trajectory in property values, fueled by factors such as demographic shifts, urban renewal initiatives, and the area's desirability among families seeking larger living spaces. The longevity of the remaining lease further enhances the attractiveness of this asset, positioning it as a sound investment in a competitive market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.