8 Boon Keng Road 330008, Bendemeer, Central Region, Singapore
$1,100,000
8 Boon Keng Road – 4-Room DBSS • Rare 4-Room DBSS unit in a prime city fringe location • Efficient layout with regular-shaped rooms • 3 well-sized bedrooms suitable for families or work-from-home needs • Bright living and dining area with good natural light • Enclosed kitchen with practical layout and ample storage Connectivity • Approximately 4–6 minutes’ walk to Boon Keng MRT Station (North-East Line) • Direct train access to Dhoby Ghaut MRT Station, Serangoon MRT Station and HarbourFront MRT Station • Easy access to CTE and PIE for drivers Amenities and Daily Convenience • Approximately 2–3 minutes’ walk to nearby coffeeshops and minimarts • Around 5–7 minutes’ walk to Sheng Siong Supermarket - McNair Road • Approximately 6–8 minutes’ walk to Bendemeer Market & Food Centre • Around 5 minutes’ drive to City Square Mall • Around 8–10 minutes’ drive to Kallang Wave Mall • Parks and sports facilities within walking distance Location Advantage • Highly sought-after city fringe address • Good long-term value retention potential Photos are for illustration purpose only
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: L3008899K
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Automated Valuation based on 17 HDB resale transactions (data.gov.sg)
Fair Value
S$1.22M
S$1,210 psf
Asking Price
S$1.10M
S$1,087 psf
vs Market
-10.2%
vs Last Done
-11.0%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
17 comps
Nearest MRT
Bendemeer
314m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
17 comparable transactions
S$1,097
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,210
Recent Comparable Transactions
10 shown · 17 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 273A BISHAN ST 24 Floor 31 TO 33 | 1,023sqft | S$1,250,000 | ▲S$1,222 +1.0% vs FV | 99yr from 2011 |
Feb 2026 | Blk 273A BISHAN ST 24 Floor 31 TO 33 | 1,023sqft | S$1,250,000 | ▲S$1,222 +1.0% vs FV | 99yr from 2011 |
Feb 2026 | Blk 273A BISHAN ST 24 Floor 31 TO 33 | 1,023sqft | S$1,250,000 | ▲S$1,222 +1.0% vs FV | 99yr from 2011 |
Jan 2026 | Blk 273A BISHAN ST 24 Floor 34 TO 36 | 1,023sqft | S$1,212,888 | ▼S$1,186 -2.0% vs FV | 99yr from 2011 |
Jan 2026 | Blk 273A BISHAN ST 24 Floor 34 TO 36 | 1,023sqft | S$1,212,888 | ▼S$1,186 -2.0% vs FV | 99yr from 2011 |
Dec 2025 | Blk 275A BISHAN ST 24 Floor 13 TO 15 | 1,023sqft | S$1,010,000 | ▼S$988 -18.3% vs FV | 99yr from 2011 |
Dec 2025 | Blk 275A BISHAN ST 24 Floor 13 TO 15 | 1,023sqft | S$1,010,000 | ▼S$988 -18.3% vs FV | 99yr from 2011 |
Nov 2025 | Blk 273B BISHAN ST 24 Floor 04 TO 06 | 1,023sqft | S$1,090,000 | ▼S$1,066 -11.9% vs FV | 99yr from 2011 |
Nov 2025 | Blk 273A BISHAN ST 24 Floor 37 TO 39 | 1,023sqft | S$1,250,000 | ▲S$1,222 +1.0% vs FV | 99yr from 2011 |
Nov 2025 | Blk 273B BISHAN ST 24 Floor 04 TO 06 | 1,023sqft | S$1,090,000 | ▼S$1,066 -11.9% vs FV | 99yr from 2011 |
Nov 2025 | Blk 273A BISHAN ST 24 Floor 37 TO 39 | 1,023sqft | S$1,250,000 | ▲S$1,222 +1.0% vs FV | 99yr from 2011 |
Blk 273A BISHAN ST 24
Feb 2026 · Floor 31 TO 33
+1.0% vs FV
Blk 273A BISHAN ST 24
Feb 2026 · Floor 31 TO 33
+1.0% vs FV
Blk 273A BISHAN ST 24
Feb 2026 · Floor 31 TO 33
+1.0% vs FV
Blk 273A BISHAN ST 24
Jan 2026 · Floor 34 TO 36
-2.0% vs FV
Blk 273A BISHAN ST 24
Jan 2026 · Floor 34 TO 36
-2.0% vs FV
Blk 275A BISHAN ST 24
Dec 2025 · Floor 13 TO 15
-18.3% vs FV
Blk 275A BISHAN ST 24
Dec 2025 · Floor 13 TO 15
-18.3% vs FV
Blk 273B BISHAN ST 24
Nov 2025 · Floor 04 TO 06
-11.9% vs FV
Blk 273A BISHAN ST 24
Nov 2025 · Floor 37 TO 39
+1.0% vs FV
Blk 273B BISHAN ST 24
Nov 2025 · Floor 04 TO 06
-11.9% vs FV
Blk 273A BISHAN ST 24
Nov 2025 · Floor 37 TO 39
+1.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bishan, with an estimated value of $1,224,320, reflects a compelling opportunity in today's dynamic real estate market. Priced at approximately $1,210 per square foot, this property showcases a significant 10.2% difference from the baseline, indicating a potential good deal for discerning buyers. With 84 years remaining on the lease, this property offers a robust tenure that is appealing in a region known for its prime location and vibrant community.
Our analysis draws on data from 17 recent HDB resale transactions in the vicinity, reinforcing a medium level of confidence in this valuation. The strong demand for properties in Bishan, coupled with its strategic connectivity and amenities, positions this unit favorably within the market. Investors and homeowners alike should take note of the underlying market dynamics, as the HDB landscape continues to evolve, reflecting both current trends and future potential in Singapore's real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.