Boon Teck Road, Balestier, Central Region, Singapore
$7,200,000









Discover the epitome of modern living in this stunning 5-bedroom, 5-bathroom terraced house, spanning an impressive 5,217 sqft, now available for sale. Nestled in a vibrant neighborhood, this home offers a perfect blend of comfort and convenience, making it an ideal choice for families or anyone seeking a spacious retreat. Located just a short distance from Toa Payoh MRT Station (1.2 km), you’ll enjoy seamless connectivity to the rest of Singapore. Families will appreciate the proximity to esteemed institutions like CHIJ Secondary School (1.3 km) and the KRTC Toa Payoh - Kent Ridge Education Hub (1.4 km), ensuring quality education is just around the corner. For your shopping needs, FairPrice Toa Payoh (1.5 km) provides all your daily essentials, while Square 2 (1.6 km) offers a variety of retail and dining options for leisure and entertainment. The terraced house boasts spacious interiors, modern finishes, and a thoughtful layout that maximizes natural light. Each of the five bedrooms is designed for comfort, with ample storage space and en-suite bathrooms for added convenience. The expansive living area is perfect for family gatherings or entertaining guests, while the outdoor space offers a serene environment for relaxation. With its prime location and extensive amenities nearby, this property is not just a house; it's a lifestyle choice. Don't miss out on the opportunity to make this extraordinary property your new home. Act now and experience the luxury and convenience that awaits you!
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Total Transactions
6
Average Price
S3.9M
Total Value
S23.6M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 72 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.40M
S$844 psf
Asking Price
S$7.20M
S$1,381 psf
vs Market
+63.5%
vs Last Done
+66.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
72 comps
Nearest MRT
Toa Payoh
721m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
72 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 · 72 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 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.4% 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 |
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 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.4% 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
HELIOS AI Analysis
In the dynamic landscape of Singapore's real estate market, the valuation of the HDB Executive unit in Bishan, with a remaining lease of 75 years, reflects a robust upward trend. Priced at an estimated value of $4,402,917 or $844 PSF, this property is positioned significantly above market expectations, showcasing a remarkable 63.5% difference from the baseline. Such a premium valuation is indicative of the strong demand for executive HDB units in this highly sought-after district, where proximity to essential amenities and excellent transport links enhance the appeal of residential living.
The high model confidence, derived from a comprehensive analysis of 72 recent HDB resale transactions in the vicinity, underscores the credibility of this valuation. Bishan's strategic location and its reputation for being family-friendly contribute to its desirability, thus driving prices higher. As the market continues to evolve, this executive HDB unit stands as a testament to the shifting dynamics of urban living in Singapore, where long lease tenures combined with community-centric developments are increasingly valued by buyers. Investors and homeowners alike are likely to view this property not just as a residence, but as a secure asset in a thriving market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.