51 Jalan Bahagia 320051, Balestier, Central Region, Singapore
$988,000
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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…

License: L3002382K
Automated Valuation based on 67 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$486,287
S$504 psf
Asking Price
S$988,000
S$1,024 psf
vs Market
+103.2%
vs Last Done
+37.8%
Tenure
45 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
67 comps
Nearest MRT
Boon Keng
1102m away
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)
×0.643
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$504
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 +47.4% vs FV | 99yr from 1992 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▲S$743 +47.4% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▲S$825 +63.7% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +76.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▲S$818 +62.3% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▲S$683 +35.5% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▲S$806 +59.9% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▲S$792 +57.1% vs FV | 99yr from 1992 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,625sqft | S$1,340,000 | ▲S$824 +63.5% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▲S$748 +48.4% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 07 TO 09 | 1,604sqft | S$1,298,000 | ▲S$809 +60.5% vs FV | 99yr from 1992 |
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
+47.4% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
+47.4% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
+63.7% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+76.6% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
+62.3% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
+35.5% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
+59.9% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
+57.1% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 04 TO 06
+63.5% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
+48.4% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 07 TO 09
+60.5% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the highly sought-after district of Bishan, with a remaining lease of 45 years, has been appraised at an estimated value of $486,287, translating to $504 per square foot (PSF). This valuation is significant, considering it reflects a market signal that is above the average, with a remarkable 103.2% difference from the baseline. Such a premium valuation suggests strong demand for properties in this locale, driven by various factors including Bishan's strategic accessibility and its reputation as a family-oriented residential area.
The model confidence for this valuation is high, supported by a comprehensive analysis of 67 recent HDB resale transactions within the vicinity. This robust dataset not only provides a sound basis for the valuation but also indicates a trend in buyer sentiment favoring properties in Bishan. The current market dynamics suggest that buyers are willing to pay a premium for the unique attributes of this HDB Executive unit, including its size, location, and the remaining lease, all of which contribute to its perceived value in the competitive real estate landscape of Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.