165 Bishan Street 13 570165, Bishan East, Central Region, Singapore
$788,000
=============== HDB 4-room Flat, Mid Floor, Bright and Breezy, Spacious, Serious Seller =============== • TOP 1988 • 3 Bed 2 Bath (1119 sqft) • Bright, Windy and Spacious • Mid Floor • Above #04 • Well-Maintained • Regular layout • No odd shape • Extension Required • Quiet Environment • Household: Chinese This home features a practical and efficient layout, with bright, airy interiors that feel open and welcoming — perfect for young families or those upgrading to a larger home. You’re just 10-minute walk to Bishan MRT—an interchange for North-South Line and Circle Line—as well as the bus interchange, making daily commuting convenient. For drivers, the nearby CTE provides easy access to the rest of Singapore. Just around the corner, you have Junction 8—your one-stop destination for everything. From supermarkets and retail shops to electronics stores, cafes, and a wide variety of dining options, everything you need is right at your doorstep. For families, this is a highly desirable neighbourhood. Renowned schools such as Catholic High School and Kuo Chuan Presbyterian Primary School are located nearby, providing excellent options for your children’s education. And if you enjoy nature, you’ll love having Bishan-Ang Mo Kio Park just minutes away. It’s one of Singapore’s largest and most popular parks—perfect for jogging, cycling, evening walks, or simply spending quality time with family over the weekends. ===== We help owners sell their HDB @$1999, Condo @$4999 & Landed @$9,999 fixed commission =====
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…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$672,926
S$601 psf
Asking Price
S$788,000
S$704 psf
vs Market
+17.1%
vs Last Done
+2.3%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Bishan
812m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$688
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$601
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 165 BISHAN ST 13 Floor 04 TO 06 | 1,119sqft | S$770,000 | ▲S$688 +14.5% vs FV | 99yr from 1988 |
May 2026 | Blk 165 BISHAN ST 13 Floor 04 TO 06 | 1,119sqft | S$770,000 | ▲S$688 +14.5% vs FV | 99yr from 1988 |
Blk 165 BISHAN ST 13
May 2026 · Floor 04 TO 06
+14.5% vs FV
Blk 165 BISHAN ST 13
May 2026 · Floor 04 TO 06
+14.5% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB property located in the highly sought-after Bishan area reveals an estimated market value of $672,926, translating to $601 PSF. This valuation positions the property above the current market baseline, demonstrating a notable 17.1% premium relative to comparable transactions. Such a significant deviation indicates a strong demand for properties in this locality, which is often attributed to Bishan's strategic location, excellent transport links, and vibrant community amenities.
However, it is essential to note that the model confidence for this valuation is categorized as low, primarily due to reliance on a limited dataset, with only one recent HDB resale transaction in the vicinity serving as a reference point. This limited transactional evidence raises concerns regarding the robustness of the valuation amidst fluctuating market conditions. Furthermore, with a remaining lease of 60 years, prospective buyers must weigh the implications of lease duration on long-term investment value, particularly as HDB properties approach their expiry timelines. Overall, while the property reflects a premium valuation, potential investors should exercise caution and conduct thorough due diligence in light of the current market dynamics and lease considerations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.