Bishan Street 21, Marymount, Central Region, Singapore
$18,000,000













Main gate/Door face North Can sub divided into 2 Semi-Detached. **Discover Your Dream Home at WEST LAKE GARDEN!** Embrace the opportunity to own a rare freehold property in the heart of D20. This expansive 10,560 sq ft land features a 4,500 sq ft 2-storey bungalow, offering a blend of comfort and space for your family's needs. - 6 bedrooms, 4 bathrooms - Level 1: Living room, dining area, ensuite granny room, kitchen, helper room, yard toilet - Level 2: Master bedroom with balcony, family area, 3 bedrooms, 1 common toilet **Proximity to Schools:** - Marymount Convent School (0.38KM) - Bello Bambini Montessori Pte Ltd (0.74KM) - PCF Sparkletots Preschool @ Toa Payoh West-Thomson Blk 131 (0.84KM) - Raffles Institution (Junior College & Secondary) (0.98KM) **Nearby MRT/LRT:** - Caldecott MRT (0.63KM) - Marymount MRT (0.66KM) Schedule a viewing today to explore this exceptional property. Contact Martin Ong at 8533XXXX to make this home yours! ERA Million Dollar Club Award Earn designation of Singapore Accredited Mortgage Planner(SAMP) Transacted numerous units for sale and rent. Wide networks with huge databases to expedite sales and rental. Seller/Landlord/Tenant/buyer/agent welcome Fast and efficient service Call or Whatsapp martin at 8533XXXX for more details.
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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 73 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$3.90M
S$867 psf
Asking Price
S$18.00M
S$4,000 psf
vs Market
+361.1%
vs Last Done
+407.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
73 comps
Nearest MRT
Marymount
412m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
73 comparable transactions
S$787
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$867
Recent Comparable Transactions
10 shown · 73 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -9.0% vs FV | 99yr from 1992 |
May 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -9.0% vs FV | 99yr from 1992 |
May 2026 | Blk 401 SIN MING AVE Floor 01 TO 03 | 1,668sqft | S$1,140,000 | ▼S$683 -21.2% vs FV | 99yr from 1985 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -4.2% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -6.9% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -9.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -21.8% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +3.5% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -14.3% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -4.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +2.7% vs FV | 99yr from 1987 |
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-9.0% vs FV
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-9.0% vs FV
Blk 401 SIN MING AVE
May 2026 · Floor 01 TO 03
-21.2% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-4.2% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-6.9% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-9.0% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-21.8% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+3.5% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-14.3% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-4.8% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+2.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bishan, with a remaining lease of 75 years, stands at an estimated value of $3,903,548, translating to $867 PSF. This valuation is indicative of the robust demand for residential properties in the Bishan district, known for its strategic location and family-friendly amenities. The significant price point reflects an above-market valuation, with a staggering 361.1% difference from the baseline, suggesting that buyers are willing to pay a premium for the perceived value and desirability of this executive flat.
Our analysis is grounded in data from 73 recent HDB resale transactions within the vicinity, which reinforces the strong demand dynamics at play. The high model confidence associated with this valuation underscores the stability and attractiveness of the Bishan area, further bolstered by its excellent connectivity and quality of life. As the market continues to evolve, this executive HDB unit exemplifies the potential for appreciation and the enduring appeal of well-located public housing in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.