232 Bishan Street 22 570232, Marymount, Central Region, Singapore
$886,000
Newly Listed 4room unit nestled in the heart of a highly demand community of Bishan North. At an exceptional 117 sqm (approx. 1,259 sqft), this unit offers a massive space advantage over the typical 4room flats in the vicinity. This is essentially "5-room living space" at a 4-room price point—perfect for families who refuse to compromise on comfort. >Ultimate Privacy: This is a corner unit located on a floor with only 2 units. No noisy corridors and no foot traffic past your door—just peace and quiet. > Prestigious Schools: Situated within the coveted 1km radius of Catholic High School. Other reputable schools nearby include AiTong, Marymount Convent.. >Amenities & Transport: Walk to Bishan North Shopping Mall for your daily groceries (FairPrice / wet mkt) and hawker delights. Bishan MRT Interchange (NSL/CCL) and Junction 8 are just minutes away, ensuring seamless connectivity to the city. >Greenery at Your Doorstep: A short stroll brings you to the iconic Bishan-Ang Mo Kio Park, Pure Selling! No need Extension Stay! Call Now : Ryan@ 9-8-4-8-0-99-0
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: L3008022J
Automated Valuation based on 353 HDB resale transactions (data.gov.sg) · 23 outliers removed (IQR)
Fair Value
S$840,776
S$668 psf
Asking Price
S$886,000
S$704 psf
vs Market
+5.4%
vs Last Done
+0.7%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
High
353 comps
Nearest MRT
Bishan
875m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
353 comparable transactions
S$727
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.900
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$668
Recent Comparable Transactions
10 shown · 353 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▲S$699 +4.6% vs FV | 99yr from 1989 |
Mar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▲S$699 +4.6% vs FV | 99yr from 1989 |
Mar 2026 | Blk 114 BISHAN ST 12 Floor 07 TO 09 | 1,119sqft | S$890,000 | ▲S$795 +19.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$820,000 | ▲S$726 +8.7% vs FV | 99yr from 1986 |
Mar 2026 | Blk 111 BISHAN ST 12 Floor 04 TO 06 | 904sqft | S$765,000 | ▲S$846 +26.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 263 BISHAN ST 22 Floor 10 TO 12 | 1,119sqft | S$778,000 | ▲S$695 +4.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 241 BISHAN ST 22 Floor 10 TO 12 | 1,152sqft | S$890,000 | ▲S$773 +15.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 227 BISHAN ST 23 Floor 01 TO 03 | 1,130sqft | S$743,999 | ▼S$658 -1.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 220 BISHAN ST 23 Floor 07 TO 09 | 1,216sqft | S$888,000 | ▲S$730 +9.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 441 SIN MING AVE Floor 01 TO 03 | 1,152sqft | S$783,888 | ▲S$681 +1.9% vs FV | 99yr from 1990 |
Feb 2026 | Blk 146 BISHAN ST 11 Floor 04 TO 06 | 904sqft | S$610,000 | ▲S$675 +1.0% vs FV | 99yr from 1987 |
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
+4.6% vs FV
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
+4.6% vs FV
Blk 114 BISHAN ST 12
Mar 2026 · Floor 07 TO 09
+19.0% vs FV
Blk 113 BISHAN ST 12
Mar 2026 · Floor 10 TO 12
+8.7% vs FV
Blk 111 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+26.6% vs FV
Blk 263 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
+4.0% vs FV
Blk 241 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
+15.7% vs FV
Blk 227 BISHAN ST 23
Mar 2026 · Floor 01 TO 03
-1.5% vs FV
Blk 220 BISHAN ST 23
Mar 2026 · Floor 07 TO 09
+9.3% vs FV
Blk 441 SIN MING AVE
Mar 2026 · Floor 01 TO 03
+1.9% vs FV
Blk 146 BISHAN ST 11
Feb 2026 · Floor 04 TO 06
+1.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bishan, with a remaining lease of 63 years, is pegged at an estimated value of $840,776, translating to a price per square foot (PSF) of $668. This valuation indicates a notable market signal, positioning the property above market by approximately 5.4% compared to the baseline. Such a premium reflects the desirability of the Bishan area, renowned for its strategic location, excellent connectivity, and a well-established community infrastructure.
With a high model confidence rating, this valuation is supported by a comprehensive analysis of 353 recent HDB resale transactions in the vicinity, underscoring the robustness of the market trends. The demand for HDB properties in this locale, coupled with the relatively long remaining lease, suggests that buyers are willing to invest at a premium, anticipating future appreciation in value. The combination of these factors positions this property as a compelling investment opportunity in a thriving neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.