Bishan Street 14, Bishan East, Central Region, Singapore
$11,800,000























Fresh on the Market! Massive Brand-New 4 Levels Freehold Semi-D! D20 | Thomson Rise Estate, Bishan HIGHLIGHTS ◆ 6 Bedrooms (All Ensuite) ◆ 1 Helper's Room with Attached Bath ◆ 1 Powder Room with Shower ◆ Wet & Dry Kitchens ◆ Double Volume Living Room ◆ Sunken Swimming Pool ◆ Home Lift ◆ Park 2 Cars Get Brochure & Floor Plans • Arrange for Private Presentation On-site • Connect for Details: Call/WA Caryn 8222*O999 → Get Lowest Price → Arrange for Private Presentation On-site → Direct Developer Appointed Sales LOCATION ◆ 10 min Walk to Bishan MRT / Junction 8 SCHOOLS 1km to • Catholic High School • Kuo Chuan Presbyterian Primary School 2km to • Ai Tong School • Ang Mo Kio Primary School • CHIJ Our Lady of Good Counsel • First Toa Payoh Primary School • Kheng Cheng School • Marymount Convent School • Pei Chun Public School • St. Gabriel's Primary School • Teck Ghee Primary School • Townsville Primary School More at PropertyGiant. com → Brand New Landed Homes in Singapore → Get Most Flexible Payment Options → Get Maximum Inclusions → Customised Materials Selection ***All land & built up areas based on est. measurements & subject to final survey. Images may be artists' impressions & floor plans may not be drawn to scale Nearby: Jalan Berjaya, Jalan Binchang, Clover Ave, Clover Crescent, Clover Way, Clover Close, Clover Rise, Binchang Rise, Jalan Pemimpin, Pemimpin Terrace, Pemimpin Place, Pemimpin Drive, Jalan Kuak, Jalan Pintau, Jalan Chempah, Jalan Chegar, Jalan Khamis, Jalan Rabu, Jalan Isnin, Jalan Minggu, Jalan Terubok, Jalan Ikan Merah, Jalan Keli, Jalan Belibas, Bright Hill Crescent, Bright Hill Drive, Thomson Ridge, Jalan Lembah Thomson, Soo Chow Way, Soo Chow Drive, Soo Chow Walk, Soo Chow Drive, Soo Chow Rise, Soo Chow View, Gardenia Road, Jasmine Road, Carnation Drive, Orchid Drive, Gladiola Drive
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Total Transactions
182
Average Price
S1.4M
Total Value
S263.2M
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$6.51M
S$867 psf
Asking Price
S$11.80M
S$1,574 psf
vs Market
+81.4%
vs Last Done
+99.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
73 comps
Nearest MRT
Bishan
330m 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
This report presents a comprehensive analysis of the valuation for an executive HDB unit located in the highly sought-after Bishan area, with a remaining lease of 75 years. The estimated market value of this property is positioned at $6,505,914, translating to a remarkable $867 per square foot (PSF). This valuation stands significantly above market expectations, reflecting an 81.4% premium over the established baseline, indicative of strong demand and a competitive real estate landscape within the vicinity.
The model confidence rating is categorized as high, supported by a robust dataset comprising 73 recent HDB resale transactions in the surrounding area. This level of confidence reinforces the notion that the Bishan market is not only resilient but also continues to attract premium buyers seeking spacious living within a vibrant community. The strategic location, coupled with the enduring appeal of the HDB executive units, positions this property as a compelling investment opportunity. As such, stakeholders should consider the interplay of remaining lease tenure and market dynamics as pivotal factors influencing future appreciation and desirability in this prime locality.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.