Moonstone Lane, Bendemeer, Central Region, Singapore
$5,250,000
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Total Transactions
2
Average Price
S1.0M
Total Value
S2.1M
Calculating fair value from URA transaction data…
Automated Valuation based on 67 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$2.47M
S$840 psf
Asking Price
S$5.25M
S$2,489 psf
vs Market
+112.1%
vs Last Done
+235.0%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
67 comps
Nearest MRT
Potong Pasir
500m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
67 comparable transactions
S$784
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$840
Recent Comparable Transactions
10 shown · 67 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -1.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +6.0% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -2.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -18.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -4.0% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▼S$792 -5.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,625sqft | S$1,340,000 | ▼S$824 -1.9% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▼S$748 -11.0% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 07 TO 09 | 1,604sqft | S$1,298,000 | ▼S$809 -3.7% vs FV | 99yr from 1992 |
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-1.8% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-2.6% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-18.7% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-4.0% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
-5.7% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 04 TO 06
-1.9% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
-11.0% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 07 TO 09
-3.7% vs FV
HELIOS AI Analysis
In the current property landscape of Singapore, the HDB Executive unit located in the highly sought-after enclave of Bishan commands an estimated value of $2,474,956, translating to approximately $840 PSF. With a remaining lease of 76 years, this property not only reflects a solid investment horizon but also aligns with the increasing demand for spacious HDB living in prime districts. The valuation is notably positioned 112.1% above the market baseline, indicating a robust appreciation in value relative to similar properties in the vicinity.
The market dynamics surrounding this HDB Executive unit are underscored by a strong confidence level in the valuation, attributed to an analysis of 67 recent HDB resale transactions within the area. This substantial dataset enhances the reliability of the valuation model, suggesting that buyers are willing to pay a premium for properties in Bishan due to its strategic location and community amenities. As urban development continues to evolve, the combination of a favorable remaining lease and significant market interest positions this property as a compelling prospect for discerning investors seeking to capitalize on Singapore's resilient real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.