Prome Road, Balestier, Central Region, Singapore
$5,400,000
A rare offering for space-seekers, this newly rebuilt 5-storey inter-terrace pairs modern architecture with an ultra-functional layout. Designed for multi-generational comfort and flexible living, the home features a private lift that services every level and an impressive total of 10 ensuite bedrooms—each providing privacy, comfort, and ample wardrobe space. The main living and dining zones are expansive and well-lit, framed by clean lines and a contemporary aesthetic. A thoughtfully planned dry kitchen anchors the social heart of the home, while a fully equipped wet kitchen supports serious cooking. Entertaining flows naturally, with generous communal areas complemented by multiple balconies/terraces for fresh air and relaxation. Every bedroom comes with an attached bathroom—perfect for large families, frequent guests, or investors considering co-living and room rental models. Upper floors can be dedicated to a luxurious master retreat, home office, or junior suites, while lower levels offer flexible spaces for a media lounge, gym, or playroom. The lift future-proofs the home, ensuring effortless mobility for all ages. Materials and fittings have been selected for durability and style, with sleek bathrooms, quality carpentry, and full air-conditioning throughout. Thoughtful touches—such as abundant storage, well-positioned windows for light and ventilation, and provision for smart home upgrades—add to daily comfort. Set within a desirable landed enclave with convenient access to amenities, transport, and schools, this residence offers both lifestyle and long-term value. Whether you’re upsizing, planning for multi-generational living, or seeking a high-yield rental asset, this is a standout option with room to grow. VIEWING - By appointment only - Flexible viewing times available
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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 144 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$3.55M
S$844 psf
Asking Price
S$5.40M
S$4,914 psf
vs Market
+52.0%
vs Last Done
+511.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
144 comps
Nearest MRT
Novena
811m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
144 comparable transactions
S$788
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$844
Recent Comparable Transactions
10 shown · 144 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 -4.7% vs FV | 99yr from 1986 |
Oct 2024 | Blk 103 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,410,000 | ▼S$804 -4.7% vs FV | 99yr from 1986 |
Oct 2024 | Blk 103 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,410,000 | ▼S$804 -4.7% vs FV | 99yr from 1986 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.5% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.5% vs FV | 99yr from 1992 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.5% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.3% vs FV | 99yr from 1985 |
Blk 103 BISHAN ST 12
Oct 2024 · Floor 22 TO 24
-4.7% vs FV
Blk 103 BISHAN ST 12
Oct 2024 · Floor 22 TO 24
-4.7% vs FV
Blk 103 BISHAN ST 12
Oct 2024 · Floor 22 TO 24
-4.7% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.4% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.4% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.7% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.3% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the highly sought-after Bishan district presents a remarkable valuation of $3,552,210, translating to an impressive $844 PSF. This valuation is significantly above the market baseline, reflecting a substantial 52% premium compared to typical market prices. Such a notable deviation indicates robust demand in the area, underscored by the property’s remaining lease of 75 years, which provides ample longevity for prospective buyers seeking secure long-term investments.
With a model confidence rating classified as High, this valuation is supported by a thorough analysis of 144 recent HDB resale transactions in the vicinity, reinforcing the strength of this market signal. The Bishan district is characterized by its strategic location, excellent connectivity, and comprehensive amenities, which continually drive buyer interest and price stability. As urban development progresses and the demand for quality housing in prime locations intensifies, this HDB Executive unit stands as a testament to the enduring value and appeal of Singapore's public housing market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.