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 this HDB Executive unit in Bishan, with a remaining lease of 75 years, stands at an impressive estimated value of $3,903,548, translating to $867 PSF. This valuation is significantly above the market baseline, reflecting a striking 361.1% difference, indicative of robust demand for HDB properties in this sought-after locality. The elevated valuation not only underscores the desirability of Bishan as a residential area but also highlights the strong market dynamics that continue to drive prices upwards.
Our analysis is backed by a high model confidence level, derived from a comprehensive review of 73 recent HDB resale transactions in the vicinity. The consistent demand for larger HDB units, particularly in well-connected and reputable neighborhoods like Bishan, is a testament to the area's appeal among families and young professionals alike. With its strategic location, excellent amenities, and proximity to educational institutions, the premium pricing of this property is justified and points towards a resilient and thriving property market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.