164 Bishan Street 13 570164, Bishan East, Central Region, Singapore
$978,000
-Exclusive listing. -Spacious flat with 4 bedrooms. No odd shapes. -Nicely renovated and well maintained. -3 months extension is required. -With supermarkets and plenty of eateries nearby. -Proximity to Bishan MRT station and Junction 8. -Within 1 km to Kuo Chuan Presbyterian Primary School, First Toa Payoh Primary School and St Gabriel’s Primary School. -Arrange for viewing with Luvianne Pang at 9005XXXX before this attractive 5 room flat is taken. Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • Zion Bible Presby Church (194 m) - 3 mins walk • Opposite Kuo Chuan Presbyterian School (275 m) - 4 mins walk • Blk 169 (279 m) - 4 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • 8 grocery stores within 1 km ⭑ Nearby Schools • Kuo Chuan Presbyterian Primary School (158 m) - 3 mins walk • Kuo Chuan Presbyterian Secondary School (198 m) - 3 mins walk • Australian International School Singapore (353 m) - 5 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Bishan Circular Cycling Ramp (554 m) - 4 mins drive • Chiltern Drive Interim Park (661 m) - 9 mins drive • Laut lepas singapore (728 m) - 9 mins drive
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
Automated Valuation based on 187 HDB resale transactions (data.gov.sg) · 24 outliers removed (IQR)
Fair Value
S$843,509
S$648 psf
Asking Price
S$978,000
S$751 psf
vs Market
+15.9%
vs Last Done
+23.1%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
187 comps
Nearest MRT
Bishan
829m away · +2% 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)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$648
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 -5.9% vs FV | 99yr from 1988 |
Mar 2026 | Blk 140 BISHAN ST 12 Floor 04 TO 06 | 1,378sqft | S$840,000 | ▼S$610 -5.9% vs FV | 99yr from 1988 |
Mar 2026 | Blk 170 BISHAN ST 13 Floor 04 TO 06 | 1,302sqft | S$922,000 | ▲S$708 +9.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 166 BISHAN ST 13 Floor 07 TO 09 | 1,313sqft | S$990,000 | ▲S$754 +16.4% vs FV | 99yr from 1987 |
Mar 2026 | Blk 239 BISHAN ST 22 Floor 04 TO 06 | 1,432sqft | S$1,090,000 | ▲S$761 +17.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 445 SIN MING AVE Floor 07 TO 09 | 1,313sqft | S$950,000 | ▲S$723 +11.6% vs FV | 99yr from 1990 |
Mar 2026 | Blk 405 SIN MING AVE Floor 13 TO 15 | 1,292sqft | S$970,000 | ▲S$751 +15.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 102 BISHAN ST 12 Floor 10 TO 12 | 1,302sqft | S$940,000 | ▲S$722 +11.4% vs FV | 99yr from 1987 |
Feb 2026 | Blk 155 BISHAN ST 13 Floor 04 TO 06 | 1,399sqft | S$935,000 | ▲S$668 +3.1% vs FV | 99yr from 1987 |
Feb 2026 | Blk 250 BISHAN ST 22 Floor 04 TO 06 | 1,410sqft | S$1,080,000 | ▲S$766 +18.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 453 SIN MING AVE Floor 10 TO 12 | 1,346sqft | S$1,000,000 | ▲S$743 +14.7% vs FV | 99yr from 1990 |
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 170 BISHAN ST 13
Mar 2026 · Floor 04 TO 06
+9.3% vs FV
Blk 166 BISHAN ST 13
Mar 2026 · Floor 07 TO 09
+16.4% vs FV
Blk 239 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
+17.4% vs FV
Blk 445 SIN MING AVE
Mar 2026 · Floor 07 TO 09
+11.6% vs FV
Blk 405 SIN MING AVE
Mar 2026 · Floor 13 TO 15
+15.9% vs FV
Blk 102 BISHAN ST 12
Feb 2026 · Floor 10 TO 12
+11.4% vs FV
Blk 155 BISHAN ST 13
Feb 2026 · Floor 04 TO 06
+3.1% vs FV
Blk 250 BISHAN ST 22
Feb 2026 · Floor 04 TO 06
+18.2% vs FV
Blk 453 SIN MING AVE
Feb 2026 · Floor 10 TO 12
+14.7% vs FV
HELIOS AI Analysis
In a comprehensive analysis of the current HDB marketplace, the 5-room unit located in the highly sought-after Bishan area exhibits an estimated value of $843,509, translating to $648 per square foot (PSF). This valuation reflects a robust positioning within the local market, as it is assessed at a premium of 15.9% above the baseline price. Such a significant markup underscores the desirability of the Bishan precinct, renowned for its strategic location, well-developed amenities, and exceptional connectivity, which collectively bolster its appeal among potential buyers.
The remaining lease of 60 years contributes to the intrinsic value of this property, particularly in a market where long lease tenures are increasingly favoured by discerning homeowners. With an analytical confidence rating of high, this valuation is corroborated by data derived from 187 recent HDB resale transactions in the vicinity. The comprehensive dataset not only reinforces the credibility of the valuation but also highlights the competitive nature of the Bishan market, where demand consistently outstrips supply, further enhancing the investment potential of this property.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.