264 Bishan Street 24 570264, Marymount, Central Region, Singapore
$1,200,000
Loading map...
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
Automated Valuation based on 181 HDB resale transactions (data.gov.sg) · 24 outliers removed (IQR)
Fair Value
S$971,180
S$678 psf
Asking Price
S$1.20M
S$838 psf
vs Market
+23.6%
vs Last Done
+16.1%
Tenure
64 yrs
99-year Leasehold · Balance remaining
Confidence
High
181 comps
Nearest MRT
Marymount
1106m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
181 comparable transactions
S$742
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.914
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$678
Recent Comparable Transactions
10 shown · 181 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 102 BISHAN ST 12 Floor 10 TO 12 | 1,302sqft | S$940,000 | ▲S$722 +6.5% vs FV | 99yr from 1987 |
Feb 2026 | Blk 102 BISHAN ST 12 Floor 10 TO 12 | 1,302sqft | S$940,000 | ▲S$722 +6.5% vs FV | 99yr from 1987 |
Feb 2026 | Blk 155 BISHAN ST 13 Floor 04 TO 06 | 1,399sqft | S$935,000 | ▼S$668 -1.5% vs FV | 99yr from 1987 |
Feb 2026 | Blk 250 BISHAN ST 22 Floor 04 TO 06 | 1,410sqft | S$1,080,000 | ▲S$766 +13.0% vs FV | 99yr from 1992 |
Feb 2026 | Blk 453 SIN MING AVE Floor 10 TO 12 | 1,346sqft | S$1,000,000 | ▲S$743 +9.6% vs FV | 99yr from 1990 |
Jan 2026 | Blk 145 BISHAN ST 11 Floor 04 TO 06 | 1,313sqft | S$918,888 | ▲S$700 +3.2% vs FV | 99yr from 1987 |
Jan 2026 | Blk 103 BISHAN ST 12 Floor 04 TO 06 | 1,302sqft | S$945,000 | ▲S$726 +7.1% vs FV | 99yr from 1986 |
Jan 2026 | Blk 408 SIN MING AVE Floor 19 TO 21 | 1,292sqft | S$992,000 | ▲S$768 +13.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 402 SIN MING AVE Floor 04 TO 06 | 1,292sqft | S$900,000 | ▲S$697 +2.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 442 SIN MING AVE Floor 13 TO 15 | 1,346sqft | S$970,000 | ▲S$721 +6.3% vs FV | 99yr from 1990 |
Dec 2025 | Blk 103 BISHAN ST 12 Floor 04 TO 06 | 1,302sqft | S$878,000 | ▼S$674 -0.6% vs FV | 99yr from 1986 |
Blk 102 BISHAN ST 12
Feb 2026 · Floor 10 TO 12
+6.5% vs FV
Blk 102 BISHAN ST 12
Feb 2026 · Floor 10 TO 12
+6.5% vs FV
Blk 155 BISHAN ST 13
Feb 2026 · Floor 04 TO 06
-1.5% vs FV
Blk 250 BISHAN ST 22
Feb 2026 · Floor 04 TO 06
+13.0% vs FV
Blk 453 SIN MING AVE
Feb 2026 · Floor 10 TO 12
+9.6% vs FV
Blk 145 BISHAN ST 11
Jan 2026 · Floor 04 TO 06
+3.2% vs FV
Blk 103 BISHAN ST 12
Jan 2026 · Floor 04 TO 06
+7.1% vs FV
Blk 408 SIN MING AVE
Jan 2026 · Floor 19 TO 21
+13.3% vs FV
Blk 402 SIN MING AVE
Jan 2026 · Floor 04 TO 06
+2.8% vs FV
Blk 442 SIN MING AVE
Jan 2026 · Floor 13 TO 15
+6.3% vs FV
Blk 103 BISHAN ST 12
Dec 2025 · Floor 04 TO 06
-0.6% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 5 room unit located in the highly sought-after Bishan estate reflects a premium positioning in the current market landscape. With an estimated value of <strong>$971,180</strong> or <strong>$678 PSF</strong>, this property exhibits a remarkable <strong>23.6% premium</strong> above the baseline market value, indicating strong demand and a robust desirability within this residential precinct. Such a significant market signal suggests that buyers are willing to invest at higher price points, likely driven by the area's strategic location, connectivity, and amenities, which are characteristic of Bishan’s appeal.</p> <p>Furthermore, the property's remaining lease of <strong>64 years</strong> offers a balanced prospect for potential homeowners and investors alike. While shorter leases typically come with a depreciation factor in valuation, the demand for HDB units in Bishan remains resilient, bolstered by the high confidence level of our valuation model derived from <strong>181 recent resale transactions</strong> in the vicinity. This high model confidence underscores the credibility of the valuation and reflects the ongoing trends in the HDB market, where properties in well-established neighborhoods continue to command premium prices, despite the lease duration. As the real estate landscape evolves, this HDB unit stands out as a compelling opportunity for discerning buyers looking to secure a residence in one of Singapore’s most desirable locales.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.