117 Bishan Street 12 570117, Bishan East, Central Region, Singapore
$1,280,000
*NEW EXCLUSIVE LISTING* (D20) 5rm Point Block Unit in Blk 117 Bishan Street 12 Some homes are bought for their size. Some for their location. This one is for the way it makes you feel the moment you step in. Perched on a high floor in a point block with only 3 neighbours, this is a home where you enjoy a sense of privacy, quietness and constant natural breeze — something increasingly rare today. The first thing you’ll notice is the generous living and dining space. At 7m by 8m, it’s a true gathering place — for family dinners, festive celebrations, children playing freely, or even the flexibility to carve out a study or an additional room as your needs evolve. All three bedrooms are comfortably sized, filled with natural light and open views, creating a restful retreat at the end of each day. Yes, this is a premium-priced home — and for good reason: you’re not just buying a flat, you’re securing *Unblocked high-floor views *Excellent ventilation and brightness *Walkable convenience to amenities & connectivity *Proximity to good schools *The luxury of space that new flats simply cannot offer A home like this is for buyers who understand the value of room to grow, room to breathe, and room to live well. Priced at $1.28M (negotiable) - Extension Needed If you’re searching for a long-term family home with heart, this might be the one. Don’t Miss This Opportunity! Viewing by Appointment Only. CALL/WHATSAPP/SMS Cheryl Aw Propnex 9873 XXXX CEA No. R052448E
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…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$856,388
S$658 psf
Asking Price
S$1.28M
S$983 psf
vs Market
+49.5%
vs Last Done
+32.3%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Bishan
484m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$743
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$658
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 117 BISHAN ST 12 Floor 04 TO 06 | 1,302sqft | S$968,000 | ▲S$743 +12.9% vs FV | 99yr from 1987 |
Aug 2025 | Blk 117 BISHAN ST 12 Floor 04 TO 06 | 1,302sqft | S$968,000 | ▲S$743 +12.9% vs FV | 99yr from 1987 |
Blk 117 BISHAN ST 12
Aug 2025 · Floor 04 TO 06
+12.9% vs FV
Blk 117 BISHAN ST 12
Aug 2025 · Floor 04 TO 06
+12.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property in Bishan, with a remaining lease of 59 years, stands at an estimated value of $856,388, translating to $658 per square foot (PSF). This valuation is notably positioned above the market baseline, reflecting a substantial 49.5% premium. Such a significant deviation from the market indicates heightened demand in this desirable locale, which is characterized by its strategic connectivity and robust amenities. Bishan is renowned for its family-friendly environment, proximity to educational institutions, and vibrant community life, which contributes to its attractiveness among potential buyers.
However, it is critical to note that the model confidence for this valuation is categorized as low, primarily due to the reliance on a singular recent HDB resale transaction in the vicinity. This limited data set raises questions about the sustainability of the premium valuation, as fluctuations in market demand and supply dynamics could impact future pricing. Buyers and investors should exercise due diligence and consider the remaining lease period, as it plays a pivotal role in long-term value retention. A comprehensive analysis of broader market trends, coupled with additional transaction data, will provide a clearer picture of the potential trajectory for this property type in Bishan.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.