Bishan Street 22, Marymount, Central Region, Singapore
$9,180,000













PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 2.5 + Basement Storey Semi-D @ Bishan Thomson Hill Clover Binchang Berjaya - Tenure : Freehold - Land : 2800 sqft - Build : 7077 sqft - Facing : 0 - Rooms : 5 + 1 + 1 - Bath : 7 Features : - ⭐️ Modern Masterpiece in the Heart of Bishan — Rare Brand New Semi-Detached Home Step into architectural brilliance with this brand new, freehold semi-detached home, nestled in the highly coveted Bishan enclave. Perfectly positioned just a short stroll to Bishan MRT and Junction 8 Mall, this exquisite residence offers unmatched convenience in a vibrant yet tranquil neighborhood. ⭐️ Prime Location Highlights: • 5-min walk to Bishan MRT (NS & Circle Lines) • Surrounded by amenities: Junction 8 Mall, cafés, eateries, supermarkets • Within 1km of Catholic High School – one of Singapore’s top SAP primary schools ⭐️ Design & Architecture: Crafted by renowned architect Edmund Ng of Edmund Ng Architects, this residence is a stunning showcase of contemporary form and function. Clean lines, voluminous spaces, and thoughtful orientation bring natural light into every corner, creating a calm, gallery-like living experience. - ⭐️ Home Features: • Land size 2800sqft | Built-up approx. 7077sqft • 2.5 storeys with street level basement + private lift + pool • 5 spacious ensuite bedrooms + helper room + granny room • Open-plan living & dining areas • Designer kitchen with premium appliances • Landscaped garden & entertainment terrace • EV charger ready, solar panel ready ⭐️ What Makes T
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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 71 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$5.97M
S$844 psf
Asking Price
S$9.18M
S$1,298 psf
vs Market
+53.8%
vs Last Done
+56.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
71 comps
Nearest MRT
Bishan
652m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
71 comparable transactions
S$788
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$844
Recent Comparable Transactions
10 shown · 71 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.5% vs FV | 99yr from 1992 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.5% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -12.0% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -2.3% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +5.5% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -3.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -19.1% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -4.5% vs FV | 99yr from 1987 |
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.7% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.3% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-2.3% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+5.5% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-3.1% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-19.1% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-4.5% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Bishan, with an estimated value of $5,970,664 (or $844 PSF), indicates a compelling market position, significantly above the baseline by 53.8%. This elevated valuation reflects the unique desirability of the Bishan locale, which is characterized by its strategic connectivity, robust amenities, and proximity to reputable educational institutions. With a remaining lease of 75 years, this property offers long-term tenure that enhances its appeal to both end-users and investors alike, ensuring sustained demand in a competitive market.
The model confidence of this valuation is rated as high, based on a comprehensive analysis of 71 recent HDB resale transactions in the vicinity. This strong confidence level underscores the reliability of the data, reinforcing the attractiveness of this property as a premium investment. The above-market valuation signals a robust demand in the Bishan district, driven by its reputation as a family-friendly neighborhood and the continued urban development in the region. As such, potential buyers should recognize the strategic advantage this property presents within the larger context of Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.