113 Bishan Street 12 570113, Bishan East, Central Region, Singapore
$880,000
The north-facing living room allows the unit to stay bright, airy and well-ventilated throughout the day. The home features a squarish and efficient layout, making furniture placement easy and maximizing living space. Unit Details • 4A Corner • 1,119 sq ft • Built in 1985 • 3 bedrooms, 2 bathrooms • Rare corner unit with absolute privacy • North-facing living room – bright and breezy • Squarish layout with good-sized bedrooms Amenities & Connectivity • Walking distance to bus stops with many bus services to the city and nearby neighbourhood estates • Close to coffeeshops, eateries, FairPrice supermarket, clinics and hair salons • Minutes to Junction 8 shopping mall • Near Bishan Public Library • Close to Bishan Sports Hall • Enjoy greenery and recreation at Bishan–Ang Mo Kio Park Schools Nearby (Approx. Distance) Within 1 km • Guangyang Primary School – approx. 0.17 km • Kuo Chuan Presbyterian Primary School – approx. 0.65 km • First Toa Payoh Primary School – approx. 0.75 km • Raffles Institution – approx. 0.49 km Within 1–2 km • CHIJ Primary (Toa Payoh) – approx. 1.04 km • Pei Chun Public School – approx. 1.05 km • Catholic High School (Primary Section) – approx. 1.23 km • St. Gabriel’s Primary School – approx. 1.33 km • Marymount Convent School – approx. 1.34 km
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$744,341
S$665 psf
Asking Price
S$880,000
S$786 psf
vs Market
+18.2%
vs Last Done
+8.3%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Bishan
454m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$765
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$665
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$820,000 | ▲S$726 +9.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$820,000 | ▲S$726 +9.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 113 BISHAN ST 12 Floor 07 TO 09 | 904sqft | S$718,888 | ▲S$795 +19.5% vs FV | 99yr from 1986 |
Sep 2025 | Blk 113 BISHAN ST 12 Floor 07 TO 09 | 904sqft | S$690,000 | ▲S$763 +14.7% vs FV | 99yr from 1986 |
Jun 2025 | Blk 113 BISHAN ST 12 Floor 07 TO 09 | 904sqft | S$720,000 | ▲S$796 +19.7% vs FV | 99yr from 1986 |
Aug 2024 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 904sqft | S$745,000 | ▲S$824 +23.9% vs FV | 99yr from 1986 |
Jul 2024 | Blk 113 BISHAN ST 12 Floor 01 TO 03 | 904sqft | S$618,000 | ▲S$683 +2.7% vs FV | 99yr from 1986 |
Blk 113 BISHAN ST 12
Mar 2026 · Floor 10 TO 12
+9.2% vs FV
Blk 113 BISHAN ST 12
Mar 2026 · Floor 10 TO 12
+9.2% vs FV
Blk 113 BISHAN ST 12
Jan 2026 · Floor 07 TO 09
+19.5% vs FV
Blk 113 BISHAN ST 12
Sep 2025 · Floor 07 TO 09
+14.7% vs FV
Blk 113 BISHAN ST 12
Jun 2025 · Floor 07 TO 09
+19.7% vs FV
Blk 113 BISHAN ST 12
Aug 2024 · Floor 10 TO 12
+23.9% vs FV
Blk 113 BISHAN ST 12
Jul 2024 · Floor 01 TO 03
+2.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bishan, with a remaining lease of 58 years, stands at an estimated value of $744,341, translating to a price per square foot (PSF) of $665. This valuation positions the property significantly above the market average, reflecting an 18.2% premium over the baseline. Such a disparity indicates strong demand in the Bishan area, which is characterized by its strategic location and robust amenities, appealing to both families and investors alike.
However, it is essential to note the low confidence level associated with this valuation, which arises from the limited comparative data drawn from only six recent HDB resale transactions within the vicinity. This uncertainty suggests that while the current valuation reflects positive market sentiment, potential buyers should approach with caution, considering the implications of the remaining lease duration on long-term investment value. As the local property market continues to evolve, monitoring the dynamics of supply and demand will be crucial for stakeholders looking to navigate the complexities of HDB valuations in this sought-after precinct.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.