22 Saint George's Road 321022, Bendemeer, Central Region, Singapore
$1,800 /month
The following locations are within radius of this property, with distance shown in kilometers.
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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: L3008022J
Estimated sale value based on 184 HDB resale transactions (data.gov.sg) · 24 outliers removed (IQR)
Fair Value
S$123,054
S$615 psf
Asking Price
S$1,800
S$9 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.5%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
184 comps
Nearest MRT
Boon Keng
656m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
184 comparable transactions
S$741
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$615
Recent Comparable Transactions
10 shown · 184 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 140 BISHAN ST 12 Floor 04 TO 06 | 1,378sqft | S$840,000 | ▼S$610 -0.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 140 BISHAN ST 12 Floor 04 TO 06 | 1,378sqft | S$840,000 | ▼S$610 -0.8% vs FV | 99yr from 1988 |
Mar 2026 | Blk 170 BISHAN ST 13 Floor 04 TO 06 | 1,302sqft | S$922,000 | ▲S$708 +15.1% vs FV | 99yr from 1987 |
Mar 2026 | Blk 445 SIN MING AVE Floor 07 TO 09 | 1,313sqft | S$950,000 | ▲S$723 +17.6% vs FV | 99yr from 1990 |
Feb 2026 | Blk 102 BISHAN ST 12 Floor 10 TO 12 | 1,302sqft | S$940,000 | ▲S$722 +17.4% vs FV | 99yr from 1987 |
Feb 2026 | Blk 155 BISHAN ST 13 Floor 04 TO 06 | 1,399sqft | S$935,000 | ▲S$668 +8.6% vs FV | 99yr from 1987 |
Feb 2026 | Blk 250 BISHAN ST 22 Floor 04 TO 06 | 1,410sqft | S$1,080,000 | ▲S$766 +24.6% vs FV | 99yr from 1992 |
Feb 2026 | Blk 453 SIN MING AVE Floor 10 TO 12 | 1,346sqft | S$1,000,000 | ▲S$743 +20.8% vs FV | 99yr from 1990 |
Jan 2026 | Blk 145 BISHAN ST 11 Floor 04 TO 06 | 1,313sqft | S$918,888 | ▲S$700 +13.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 103 BISHAN ST 12 Floor 04 TO 06 | 1,302sqft | S$945,000 | ▲S$726 +18.0% vs FV | 99yr from 1986 |
Jan 2026 | Blk 408 SIN MING AVE Floor 19 TO 21 | 1,292sqft | S$992,000 | ▲S$768 +24.9% vs FV | 99yr from 1986 |
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-0.8% vs FV
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-0.8% vs FV
Blk 170 BISHAN ST 13
Mar 2026 · Floor 04 TO 06
+15.1% vs FV
Blk 445 SIN MING AVE
Mar 2026 · Floor 07 TO 09
+17.6% vs FV
Blk 102 BISHAN ST 12
Feb 2026 · Floor 10 TO 12
+17.4% vs FV
Blk 155 BISHAN ST 13
Feb 2026 · Floor 04 TO 06
+8.6% vs FV
Blk 250 BISHAN ST 22
Feb 2026 · Floor 04 TO 06
+24.6% vs FV
Blk 453 SIN MING AVE
Feb 2026 · Floor 10 TO 12
+20.8% vs FV
Blk 145 BISHAN ST 11
Jan 2026 · Floor 04 TO 06
+13.8% vs FV
Blk 103 BISHAN ST 12
Jan 2026 · Floor 04 TO 06
+18.0% vs FV
Blk 408 SIN MING AVE
Jan 2026 · Floor 19 TO 21
+24.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room property located in the highly sought-after district of Bishan, with a remaining lease of 57 years, stands at an estimated value of $123,054, which translates to a price per square foot (PSF) of $615. This valuation is particularly noteworthy given that it reflects a market price with a 0% difference from the baseline, indicating a stable market environment where the property’s valuation aligns closely with recent market transactions.
The analysis is grounded in robust data, derived from 184 recent HDB resale transactions in the vicinity, which enhances the model’s confidence level to high. This confidence suggests that the property is appropriately priced, considering the competitive dynamics of the Bishan area, known for its strategic location and quality of life. The remaining lease of 57 years remains a critical factor in the valuation, as it influences buyer perceptions and long-term investment potential. As such, this property not only reflects current market conditions but also presents a strategic opportunity for prospective buyers looking to invest in a vibrant neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.