190 Bishan Street 13 570190, Bishan East, Central Region, Singapore
$1,040,000
*Ethnic quota restricted * New Exclusive Listing, Contact Edmund Lim 9858*1*7*7*0 for viewing. More images and video will be uploaded soon !! Ethnic quota restriction PRISTINE HIGH-FLOOR GEM @ BISHAN ST 13 | NO EXTENSION NEEDED Rare opportunity to own a meticulously maintained, high-floor home in the heart of one of Singapore’s most coveted estates. This unit is perfect for those seeking a seamless, move-in ready experience without the wait. Just renovated 5yrs ago Key Highlights High Floor & Breezy: Situated on a high floor, enjoy unblocked views, excellent natural ventilation, and plenty of natural light throughout the day. Designer Renovation: Beautifully renovated with a modern, timeless aesthetic. Save on the rising costs and long timelines of renovation—just bring your luggage! No Extension Required: Pure selling. This is an ideal choice for buyers who need immediate move-in or a certain completion timeline. Functional Layout: Spacious and efficient floor plan with no wasted space, offering a comfortable living and dining area. Open Concept kitchen The Location: Ultimate Convenience Transport: A short walk to Bishan MRT Interchange (NSL/CCL) and Bishan Bus Interchange, connecting you to the CBD and Orchard Road in minutes. Retail & Dining: Stones’ throw from Junction 8, Bishan Public Library, and a wide array of coffeeshops and supermarkets (NTUC/Giant). Top-Tier Schooling: Located within close proximity to prestigious schools including Catholic High School, Raffles Institution, and Kuo Chuan Presbyterian. Lifestyle: Enjoy weekend walks or morning runs at the nearby Bishan-Ang Mo Kio Park. Contact Edmund Lim 9858*1770 for viewing
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: L3008899K
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Automated Valuation based on 187 HDB resale transactions (data.gov.sg) · 24 outliers removed (IQR)
Fair Value
S$853,846
S$656 psf
Asking Price
S$1.04M
S$799 psf
vs Market
+21.8%
vs Last Done
+31.0%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
187 comps
Nearest MRT
Bishan
327m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
187 comparable transactions
S$741
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$656
Recent Comparable Transactions
10 shown · 187 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 -7.0% vs FV | 99yr from 1988 |
Mar 2026 | Blk 140 BISHAN ST 12 Floor 04 TO 06 | 1,378sqft | S$840,000 | ▼S$610 -7.0% vs FV | 99yr from 1988 |
Mar 2026 | Blk 170 BISHAN ST 13 Floor 04 TO 06 | 1,302sqft | S$922,000 | ▲S$708 +7.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 166 BISHAN ST 13 Floor 07 TO 09 | 1,313sqft | S$990,000 | ▲S$754 +14.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 239 BISHAN ST 22 Floor 04 TO 06 | 1,432sqft | S$1,090,000 | ▲S$761 +16.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 445 SIN MING AVE Floor 07 TO 09 | 1,313sqft | S$950,000 | ▲S$723 +10.2% vs FV | 99yr from 1990 |
Mar 2026 | Blk 405 SIN MING AVE Floor 13 TO 15 | 1,292sqft | S$970,000 | ▲S$751 +14.5% vs FV | 99yr from 1986 |
Feb 2026 | Blk 102 BISHAN ST 12 Floor 10 TO 12 | 1,302sqft | S$940,000 | ▲S$722 +10.1% vs FV | 99yr from 1987 |
Feb 2026 | Blk 155 BISHAN ST 13 Floor 04 TO 06 | 1,399sqft | S$935,000 | ▲S$668 +1.8% vs FV | 99yr from 1987 |
Feb 2026 | Blk 250 BISHAN ST 22 Floor 04 TO 06 | 1,410sqft | S$1,080,000 | ▲S$766 +16.8% vs FV | 99yr from 1992 |
Feb 2026 | Blk 453 SIN MING AVE Floor 10 TO 12 | 1,346sqft | S$1,000,000 | ▲S$743 +13.3% vs FV | 99yr from 1990 |
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-7.0% vs FV
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-7.0% vs FV
Blk 170 BISHAN ST 13
Mar 2026 · Floor 04 TO 06
+7.9% vs FV
Blk 166 BISHAN ST 13
Mar 2026 · Floor 07 TO 09
+14.9% vs FV
Blk 239 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
+16.0% vs FV
Blk 445 SIN MING AVE
Mar 2026 · Floor 07 TO 09
+10.2% vs FV
Blk 405 SIN MING AVE
Mar 2026 · Floor 13 TO 15
+14.5% vs FV
Blk 102 BISHAN ST 12
Feb 2026 · Floor 10 TO 12
+10.1% vs FV
Blk 155 BISHAN ST 13
Feb 2026 · Floor 04 TO 06
+1.8% vs FV
Blk 250 BISHAN ST 22
Feb 2026 · Floor 04 TO 06
+16.8% vs FV
Blk 453 SIN MING AVE
Feb 2026 · Floor 10 TO 12
+13.3% 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 $853,846, translating to a price per square foot (PSF) of $656. This valuation positions the property significantly above the market average, exhibiting a notable 21.8% premium from the baseline. Such a remarkable differential signals robust demand within this thriving district, renowned for its strategic location and vibrant community amenities.
Our analysis is underpinned by high model confidence, drawing insights from 187 recent HDB resale transactions within the vicinity. The sustained interest in Bishan is largely attributed to its exceptional connectivity and family-friendly environment, which continue to attract discerning buyers. As Singapore’s real estate landscape evolves, properties with extended leases, like this HDB, are increasingly coveted, further amplifying their value. In this context, the current valuation not only highlights the property’s intrinsic worth but also reflects broader market dynamics favoring long-term investment in well-located housing assets.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.