9 Boon Keng Road 330009, Bendemeer, Central Region, Singapore
$1,578,000
BIGGEST SIZE IN THIS BLOCK ⫸ High floor ⫸ City view ⫸ Point block ⫸ No west sun ⫸ Original condition ⫸ Additional study , total 3 plus study 1,281sf 3 bedrooms plus study with window Pure selling No extension required Flexible timeline catered to your needs Sheltered walkway to Bendemeer and Boon Keng MRT 1km to Hong Wen Pri, Bendemeer Pri 1km to Northlight & Bendemeer Sec 1km to Invictus International 0.5km to Fairprice and Sheng Siong 0.5km to 29 Bendemeer Road 1km to Asperia and City Square mall Contact Laven now to request for viewing! Sincere seller! Laven Loo 吕欣颐 PropNex CEA No: R060597F/ L3008022J ☏ (65) 8288 XXXX ✆ wa.me/658288XXXX ✆ 微信 ID: Lavenloo You may check out all my current listings at: ✑ lavenlxy.com.sg Follow / Subscribe / Like : Website: lavenlxy.com.sg Facebook: facebook.com/lavenlxy Instagram: Instagram.com/lavenlxy Tiktok: Tiktok.com/lavenlxy *Disclaimer: The info provided is based on estimates. 想了解更多關於房子資料,随时联系我 8288 XXXX! 谢谢~ #lavenloo #lavenlxy #lavenloopropnex #lavenlxypropnex #realestate #property #residential #industrial #commercial #coliving #ura www.99.co #singaporeproperty #condo #hdb #forsale #forrent #newlaunch #newcondo #resale #subsale #rental #propnex #listing Contact Laven NOW if interested! Don't wait anymore! 立刻联系我 我很快回复您的!别等了! Laven Loo 吕欣颐 PropNex Realty CEA No: R060597F/ L3008022J ☏ 65 9798 XXXX ✆ wa.me/659798XXXX ✆ Wechat ID: Lavenloo ┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉ Find out more about Laven's available rental properties at: ✑ fb.com/rentsgproperty ✑ instagram.com/rentsgproperty ┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉ *Disclaimer: The info provided is based on estimates. The provider is not responsible for the results of any actions taken neither on the basis of the information nor for any error in or omission. *Note: Subject to availability. Prices may vary based on tenant's profile, lease term and etc.
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…
Automated Valuation based on 185 HDB resale transactions (data.gov.sg) · 24 outliers removed (IQR)
Fair Value
S$1.05M
S$817 psf
Asking Price
S$1.58M
S$1,233 psf
vs Market
+50.9%
vs Last Done
+102.1%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
185 comps
Nearest MRT
Bendemeer
301m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
185 comparable transactions
S$741
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$817
Recent Comparable Transactions
10 shown · 185 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 140 BISHAN ST 12 Floor 04 TO 06 | 1,378sqft | S$840,000 | ▼S$610 -25.3% vs FV | 99yr from 1988 |
Mar 2026 | Blk 140 BISHAN ST 12 Floor 04 TO 06 | 1,378sqft | S$840,000 | ▼S$610 -25.3% vs FV | 99yr from 1988 |
Mar 2026 | Blk 170 BISHAN ST 13 Floor 04 TO 06 | 1,302sqft | S$922,000 | ▼S$708 -13.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 445 SIN MING AVE Floor 07 TO 09 | 1,313sqft | S$950,000 | ▼S$723 -11.5% vs FV | 99yr from 1990 |
Mar 2026 | Blk 405 SIN MING AVE Floor 13 TO 15 | 1,292sqft | S$970,000 | ▼S$751 -8.1% vs FV | 99yr from 1986 |
Feb 2026 | Blk 102 BISHAN ST 12 Floor 10 TO 12 | 1,302sqft | S$940,000 | ▼S$722 -11.6% vs FV | 99yr from 1987 |
Feb 2026 | Blk 155 BISHAN ST 13 Floor 04 TO 06 | 1,399sqft | S$935,000 | ▼S$668 -18.2% vs FV | 99yr from 1987 |
Feb 2026 | Blk 250 BISHAN ST 22 Floor 04 TO 06 | 1,410sqft | S$1,080,000 | ▼S$766 -6.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 453 SIN MING AVE Floor 10 TO 12 | 1,346sqft | S$1,000,000 | ▼S$743 -9.1% vs FV | 99yr from 1990 |
Jan 2026 | Blk 145 BISHAN ST 11 Floor 04 TO 06 | 1,313sqft | S$918,888 | ▼S$700 -14.3% vs FV | 99yr from 1987 |
Jan 2026 | Blk 103 BISHAN ST 12 Floor 04 TO 06 | 1,302sqft | S$945,000 | ▼S$726 -11.1% vs FV | 99yr from 1986 |
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-25.3% vs FV
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-25.3% vs FV
Blk 170 BISHAN ST 13
Mar 2026 · Floor 04 TO 06
-13.3% vs FV
Blk 445 SIN MING AVE
Mar 2026 · Floor 07 TO 09
-11.5% vs FV
Blk 405 SIN MING AVE
Mar 2026 · Floor 13 TO 15
-8.1% vs FV
Blk 102 BISHAN ST 12
Feb 2026 · Floor 10 TO 12
-11.6% vs FV
Blk 155 BISHAN ST 13
Feb 2026 · Floor 04 TO 06
-18.2% vs FV
Blk 250 BISHAN ST 22
Feb 2026 · Floor 04 TO 06
-6.2% vs FV
Blk 453 SIN MING AVE
Feb 2026 · Floor 10 TO 12
-9.1% vs FV
Blk 145 BISHAN ST 11
Jan 2026 · Floor 04 TO 06
-14.3% vs FV
Blk 103 BISHAN ST 12
Jan 2026 · Floor 04 TO 06
-11.1% vs FV
HELIOS AI Analysis
The subject property, a 5-room HDB flat located in the highly sought-after Bishan area, is currently valued at approximately $1,045,463, translating to a price per square foot (PSF) of $817. With a remaining lease of 84 years, this property stands out in the current market, characterized by its strategic location and robust community amenities. The valuation reflects a significant 50.9% premium above the baseline market value, indicating strong demand and desirability in the Bishan precinct.
The high model confidence of this valuation is supported by an analysis of 185 recent HDB resale transactions in the vicinity, showcasing the resilience of the Bishan market. The enduring appeal of Bishan, alongside its excellent transport connectivity and proximity to educational institutions, continues to drive property values upward. This analysis underscores the importance of understanding local market dynamics, particularly in regions with limited land supply and high demand, positioning this HDB unit as a valuable asset in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.