117a Jalan Tenteram 321117, Balestier, Central Region, Singapore
$918,888

















• SUPER well maintained and well renovated 4-room HDB in MOVE-IN condition • 3 bedrooms + 2 bathrooms + service yard + bomb shelter • 1 common bedroom combined with master bedroom for walk-in wardrobe and study area • Corner unit • Cleverly hidden bomb shelter • Abundance of carpentry and storage spaces throughout the apartment • Superbly renovated open concept kitchen with plenty of counter space • Luxury of living space throughout the entire apartment • All races and ethnic groups welcomed • Friendly neighbours and community • Located right on the city fringe with easy accessibility to major highways! • Front Door Facing: South-East • Living Room Window Facing: North-West ** Extension of stay NOT REQUIRED! Move in right away after completion! :) ACCESSIBILITY • 24-Hours Prime Supermarket • Whampoa Wet Market • Whampoa Food Centre • Coffeeshops • Variety of F&B options • Hair Salon • Bakery • 24-hours Laundromat • Residents' Committee (RC) Centre • Infant Care & Pre-School • Clinics - TCM, Health and Dental • Whampoa Park Connector SCHOOLS ----- within 1-km ----- • Bendemeer Primary School • Hong Wen School • St Andrew's Junior School ----- within 2-km ----- • Cedar Primary School • Farrer Park Primary School • First Toa Payoh Primary School • Kheng Cheng School • Pei Chun Public School • St Joseph's Institution Junior
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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: L3008022J
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Automated Valuation based on 351 HDB resale transactions (data.gov.sg) · 22 outliers removed (IQR)
Fair Value
S$781,946
S$781 psf
Asking Price
S$918,888
S$918 psf
vs Market
+17.5%
vs Last Done
+18.8%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
351 comps
Nearest MRT
Potong Pasir
945m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
351 comparable transactions
S$729
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$781
Recent Comparable Transactions
10 shown · 351 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 236 BISHAN ST 22 Floor 07 TO 09 | 1,130sqft | S$873,888 | ▼S$773 -1.0% vs FV | 99yr from 1992 |
Apr 2026 | Blk 236 BISHAN ST 22 Floor 07 TO 09 | 1,130sqft | S$873,888 | ▼S$773 -1.0% vs FV | 99yr from 1992 |
Apr 2026 | Blk 313 SHUNFU RD Floor 07 TO 09 | 990sqft | S$820,000 | ▲S$828 +6.0% vs FV | 99yr from 1985 |
Mar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▼S$699 -10.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 114 BISHAN ST 12 Floor 07 TO 09 | 1,119sqft | S$890,000 | ▲S$795 +1.8% vs FV | 99yr from 1986 |
Mar 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$820,000 | ▼S$726 -7.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 111 BISHAN ST 12 Floor 04 TO 06 | 904sqft | S$765,000 | ▲S$846 +8.3% vs FV | 99yr from 1986 |
Mar 2026 | Blk 133 BISHAN ST 12 Floor 04 TO 06 | 947sqft | S$788,000 | ▲S$832 +6.5% vs FV | 99yr from 1987 |
Mar 2026 | Blk 263 BISHAN ST 22 Floor 10 TO 12 | 1,119sqft | S$778,000 | ▼S$695 -11.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 241 BISHAN ST 22 Floor 10 TO 12 | 1,152sqft | S$890,000 | ▼S$773 -1.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 246 BISHAN ST 22 Floor 07 TO 09 | 1,130sqft | S$840,888 | ▼S$744 -4.7% vs FV | 99yr from 1992 |
Blk 236 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.0% vs FV
Blk 236 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.0% vs FV
Blk 313 SHUNFU RD
Apr 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
-10.5% vs FV
Blk 114 BISHAN ST 12
Mar 2026 · Floor 07 TO 09
+1.8% vs FV
Blk 113 BISHAN ST 12
Mar 2026 · Floor 10 TO 12
-7.0% vs FV
Blk 111 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+8.3% vs FV
Blk 133 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+6.5% vs FV
Blk 263 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
-11.0% vs FV
Blk 241 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
-1.0% vs FV
Blk 246 BISHAN ST 22
Mar 2026 · Floor 07 TO 09
-4.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room property in Bishan, with a remaining lease of 90 years, stands at an estimated value of $781,946 or $781 PSF. This valuation places the property significantly above the market baseline by 17.5%, an indicator of the strong demand and competitive pricing dynamics in this sought-after locale. Bishan, known for its strategic location, excellent amenities, and robust transportation links, remains a prime residential area, attracting both families and investors alike.
With a model confidence rating of High, this valuation is supported by a comprehensive analysis of 351 recent HDB resale transactions in the vicinity. The consistent demand for properties in Bishan can be attributed to its well-established community infrastructure and the appeal of its remaining lease. As the market continues to evolve, this property exemplifies the premium positioning that can be achieved within the HDB landscape, reinforcing the notion that properties with longer leases tend to command higher valuations, thereby making this an attractive opportunity for potential buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.