22 Boon Keng Road 330022, Bendemeer, Central Region, Singapore
$618,000
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
Automated Valuation based on 356 URA transactions · 22 outliers removed (IQR)
Fair Value
S$479,500
S$501 psf
Asking Price
S$618,000
S$645 psf
vs Market
+28.9%
vs Last Done
-4.4%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
356 comps
Nearest MRT
Boon Keng
136m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
356 comparable transactions
S$725
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.657
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$501
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2026-02 | Blk 146 BISHAN ST 11 | 904 | S$610,000 | S$675 | 04 TO 06 | 99yr from 1987 |
| 2026-02 | Blk 146 BISHAN ST 11 | 904 | S$610,000 | S$675 | 04 TO 06 | 99yr from 1987 |
| 2026-02 | Blk 148 BISHAN ST 11 | 904 | S$665,000 | S$735 | 07 TO 09 | 99yr from 1987 |
| 2026-02 | Blk 107 BISHAN ST 12 | 1,119 | S$830,888 | S$742 | 10 TO 12 | 99yr from 1985 |
| 2026-02 | Blk 106 BISHAN ST 12 | 904 | S$608,000 | S$672 | 04 TO 06 | 99yr from 1985 |
| 2026-02 | Blk 124 BISHAN ST 12 | 893 | S$640,000 | S$716 | 04 TO 06 | 99yr from 1987 |
| 2026-02 | Blk 178 BISHAN ST 13 | 893 | S$728,000 | S$815 | 10 TO 12 | 99yr from 1987 |
| 2026-02 | Blk 166 BISHAN ST 13 | 904 | S$708,000 | S$783 | 07 TO 09 | 99yr from 1987 |
| 2026-02 | Blk 241 BISHAN ST 22 | 1,163 | S$839,999 | S$723 | 07 TO 09 | 99yr from 1992 |
| 2026-02 | Blk 205 BISHAN ST 23 | 1,259 | S$875,000 | S$695 | 04 TO 06 | 99yr from 1992 |
| 2026-02 | Blk 206 BISHAN ST 23 | 1,141 | S$785,000 | S$688 | 01 TO 03 | 99yr from 1992 |
Showing 10 most recent transactions from 356 total comparables used in valuation.
HELIOS AI Analysis
HDB 4 ROOM in BISHAN. Based on 356 recent resale transactions from data.gov.sg. Lease: 46 years remaining.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.