164 Bishan Street 13 570164, Bishan East, Central Region, Singapore
$978,000
-Exclusive listing. -Spacious flat with 4 bedrooms. No odd shapes. -Nicely renovated and well maintained. -3 months extension is required. -With supermarkets and plenty of eateries nearby. -Proximity to Bishan MRT station and Junction 8. -Within 1 km to Kuo Chuan Presbyterian Primary School, First Toa Payoh Primary School and St Gabriel’s Primary School. -Arrange for viewing with Luvianne Pang at 9005XXXX before this attractive 5 room flat is taken. Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • Zion Bible Presby Church (194 m) - 3 mins walk • Opposite Kuo Chuan Presbyterian School (275 m) - 4 mins walk • Blk 169 (279 m) - 4 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • 8 grocery stores within 1 km ⭑ Nearby Schools • Kuo Chuan Presbyterian Primary School (158 m) - 3 mins walk • Kuo Chuan Presbyterian Secondary School (198 m) - 3 mins walk • Australian International School Singapore (353 m) - 5 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Bishan Circular Cycling Ramp (554 m) - 4 mins drive • Chiltern Drive Interim Park (661 m) - 9 mins drive • Laut lepas singapore (728 m) - 9 mins drive
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: L3008899K
Automated Valuation based on 187 HDB resale transactions (data.gov.sg) · 24 outliers removed (IQR)
Fair Value
S$843,509
S$648 psf
Asking Price
S$978,000
S$751 psf
vs Market
+15.9%
vs Last Done
+23.1%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
187 comps
Nearest MRT
Bishan
829m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
187 comparable transactions
S$741
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$648
Recent Comparable Transactions
10 shown · 187 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 -5.9% vs FV | 99yr from 1988 |
Mar 2026 | Blk 140 BISHAN ST 12 Floor 04 TO 06 | 1,378sqft | S$840,000 | ▼S$610 -5.9% vs FV | 99yr from 1988 |
Mar 2026 | Blk 170 BISHAN ST 13 Floor 04 TO 06 | 1,302sqft | S$922,000 | ▲S$708 +9.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 166 BISHAN ST 13 Floor 07 TO 09 | 1,313sqft | S$990,000 | ▲S$754 +16.4% vs FV | 99yr from 1987 |
Mar 2026 | Blk 239 BISHAN ST 22 Floor 04 TO 06 | 1,432sqft | S$1,090,000 | ▲S$761 +17.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 445 SIN MING AVE Floor 07 TO 09 | 1,313sqft | S$950,000 | ▲S$723 +11.6% vs FV | 99yr from 1990 |
Mar 2026 | Blk 405 SIN MING AVE Floor 13 TO 15 | 1,292sqft | S$970,000 | ▲S$751 +15.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 102 BISHAN ST 12 Floor 10 TO 12 | 1,302sqft | S$940,000 | ▲S$722 +11.4% vs FV | 99yr from 1987 |
Feb 2026 | Blk 155 BISHAN ST 13 Floor 04 TO 06 | 1,399sqft | S$935,000 | ▲S$668 +3.1% vs FV | 99yr from 1987 |
Feb 2026 | Blk 250 BISHAN ST 22 Floor 04 TO 06 | 1,410sqft | S$1,080,000 | ▲S$766 +18.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 453 SIN MING AVE Floor 10 TO 12 | 1,346sqft | S$1,000,000 | ▲S$743 +14.7% vs FV | 99yr from 1990 |
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 140 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 170 BISHAN ST 13
Mar 2026 · Floor 04 TO 06
+9.3% vs FV
Blk 166 BISHAN ST 13
Mar 2026 · Floor 07 TO 09
+16.4% vs FV
Blk 239 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
+17.4% vs FV
Blk 445 SIN MING AVE
Mar 2026 · Floor 07 TO 09
+11.6% vs FV
Blk 405 SIN MING AVE
Mar 2026 · Floor 13 TO 15
+15.9% vs FV
Blk 102 BISHAN ST 12
Feb 2026 · Floor 10 TO 12
+11.4% vs FV
Blk 155 BISHAN ST 13
Feb 2026 · Floor 04 TO 06
+3.1% vs FV
Blk 250 BISHAN ST 22
Feb 2026 · Floor 04 TO 06
+18.2% vs FV
Blk 453 SIN MING AVE
Feb 2026 · Floor 10 TO 12
+14.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 room unit in Bishan, with a remaining lease of 60 years, stands at an estimated value of $843,509, translating to a price per square foot (PSF) of $648. This valuation is notably above the market average, reflecting a significant 15.9% premium compared to the baseline. Such a discrepancy indicates a robust demand for HDB units in this sought-after precinct, which is characterized by its strategic location, proximity to amenities, and excellent connectivity via public transport.
The high model confidence rating, derived from a comprehensive analysis of 187 recent HDB resale transactions in the vicinity, further substantiates this valuation. The data indicates a resilient market dynamic, where the desirability of Bishan continues to drive prices higher despite the remaining lease period. Investors and potential homeowners should consider this premium as a reflection of not only the property’s intrinsic value but also the overarching trends in Singapore's housing market, where location and community amenities play pivotal roles in determining property worth.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.