39 Jalan Bahagia 320039, Balestier, Central Region, Singapore
$880,000














What We Love About This House: • 2 Storeys Landed House • Almost No Fixtures Throughout the Entire House • Minimalist Theme • Re-renovate to Your Liking • Very Squarish Layout with No Odd Shape • Suitable for Dual Income No Kids Couple or Pet Lovers • Huge Front and Back Yard for your Dogs and Cats to Roam Freely • Open Concept Kitchen with Huge Living Dining Space • Super Convenient Locale • All Races and All PRs are Eligible to Buy Transport: • Opposite of St Michael Bus Terminal • Mins Drive to Major Expressway like CTE and PIE • Nearby to Boon Keng MRT (NEL) and Toa Payoh MRT (NSL) • 10-15 Mins to Orchard Road Shopping District Education: Within 1km to: • Hong Wen School • Pei Chun Public School Within 1-2km to: • Bendemeer Primary School • CHIJ Primary (Toa Payoh) • Farrer Park Primary School • First Toa Payoh Primary School • Kheng Cheng School • St Joseph’s Institution Junior (SJI Junior) Amenities: • Whampoa Market • Shopping Malls Aplenty such as Shaw Plaza, Zhongshan Mall, HDB Hub, Square 2, Velocity, City Square Mall, United Square Shopping Mall Contact Me for a Viewing at Anytime! Ainsley wa.me/659114XXXX
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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$453,201
S$506 psf
Asking Price
S$880,000
S$982 psf
vs Market
+94.2%
vs Last Done
+24.5%
Tenure
45 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
73 comps
Nearest MRT
Boon Keng
1047m away
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)
×0.643
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$506
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 +55.9% vs FV | 99yr from 1992 |
May 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▲S$789 +55.9% vs FV | 99yr from 1992 |
May 2026 | Blk 401 SIN MING AVE Floor 01 TO 03 | 1,668sqft | S$1,140,000 | ▲S$683 +35.0% vs FV | 99yr from 1985 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▲S$831 +64.2% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▲S$807 +59.5% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▲S$789 +55.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▲S$678 +34.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +77.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▲S$743 +46.8% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▲S$825 +63.0% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +75.9% vs FV | 99yr from 1987 |
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
+55.9% vs FV
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
+55.9% vs FV
Blk 401 SIN MING AVE
May 2026 · Floor 01 TO 03
+35.0% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
+64.2% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
+59.5% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
+55.9% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
+34.0% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+77.3% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
+46.8% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
+63.0% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+75.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bishan, with a remaining lease of 45 years, stands at an estimated value of $453,201, translating to a price per square foot (PSF) of $506. This figure is indicative of a strong market position, as it reflects a substantial 94.2% difference from the baseline, categorizing it above the prevailing market rates. Such a premium valuation is driven by the property's strategic location in Bishan, a well-established residential area known for its accessibility and proximity to essential amenities.
Our analysis is grounded in data from 73 recent HDB resale transactions within the vicinity, showcasing a high degree of model confidence in these findings. The robust demand for HDB properties in Bishan, complemented by limited supply, has contributed to an upward pressure on prices, particularly for homes with a longer remaining lease. As prospective buyers seek properties that balance investment potential with livability, this Executive flat stands out as a compelling opportunity in a competitive market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.