Jalan Rajah, Balestier, Central Region, Singapore
$7,200,000
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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: L3009250K
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Automated Valuation based on 18 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$3.80M
S$700 psf
Asking Price
S$7.20M
S$4,990 psf
vs Market
+89.7%
vs Last Done
+456.3%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Toa Payoh
846m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
18 comparable transactions
S$843
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$700
Recent Comparable Transactions
10 shown · 18 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +28.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +28.1% vs FV | 99yr from 1985 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▲S$825 +17.9% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +27.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▲S$818 +16.9% vs FV | 99yr from 1987 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▲S$806 +15.1% vs FV | 99yr from 1987 |
Dec 2025 | Blk 301 SHUNFU RD Floor 04 TO 06 | 1,701sqft | S$1,300,000 | ▲S$764 +9.1% vs FV | 99yr from 1985 |
Nov 2025 | Blk 135 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,600,000 | ▲S$912 +30.3% vs FV | 99yr from 1987 |
Oct 2025 | Blk 187 BISHAN ST 13 Floor 04 TO 06 | 1,572sqft | S$1,438,888 | ▲S$916 +30.9% vs FV | 99yr from 1987 |
Aug 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,222,800 | ▲S$789 +12.7% vs FV | 99yr from 1987 |
Aug 2025 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,593sqft | S$1,353,000 | ▲S$849 +21.3% vs FV | 99yr from 1985 |
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+28.1% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+28.1% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
+17.9% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+27.1% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
+16.9% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
+15.1% vs FV
Blk 301 SHUNFU RD
Dec 2025 · Floor 04 TO 06
+9.1% vs FV
Blk 135 BISHAN ST 12
Nov 2025 · Floor 22 TO 24
+30.3% vs FV
Blk 187 BISHAN ST 13
Oct 2025 · Floor 04 TO 06
+30.9% vs FV
Blk 160 BISHAN ST 13
Aug 2025 · Floor 01 TO 03
+12.7% vs FV
Blk 301 SHUNFU RD
Aug 2025 · Floor 10 TO 12
+21.3% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB Executive unit in Bishan, with a remaining lease of 57 years, stands at an estimated value of $3,796,417, reflecting a price per square foot (PSF) of $700. This valuation positions the property significantly above the market baseline, showcasing a remarkable 89.7% difference from typical pricing trends in the area. Such a premium valuation is indicative of the desirability of Bishan as a residential enclave, characterized by its strategic location, robust amenities, and excellent connectivity.
The model confidence for this valuation is categorized as medium, based on an analysis of 18 recent HDB resale transactions within the vicinity. This dataset provides a comprehensive view of market dynamics, suggesting that while demand remains strong, there are underlying fluctuations that warrant careful consideration. The remaining lease of 57 years is also a critical factor, as properties with extended leases generally command higher valuations due to their longevity and potential for appreciation. Overall, the market signals suggest an attractive investment opportunity for discerning buyers, despite the inherent risks associated with medium confidence levels in the valuation model.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.