229 Bishan Street 23 570229, Marymount, Central Region, Singapore
$820,000
No Extension, No Ethnic Restriction, Spacious 4-room Flat For Sale *** NEW EXCLUSIVE LISTING *** MICHELLE TIAH 9.1.1.1.6.0.7.4 JASMINE TEO 9.8.7.7.9.4.6.7 ATTRIBUTES OF UNIT ★ Bright & Breezy ★ Regular Layout ★ Spacious Layout 1098sqft ★ Main Door Faces North-West ★ One Neighbour Opposite ★ No Ethnic Restriction. Open To All Races ★ HIP Done & Paid ★ No West Sun ★ PURE SELLING. No Need Extension AMENITIES NEARBY: ★ 3 bus stops to Junction 8 ★ Opposite Bishan North Shopping Mall ★ Coffeeshops, Bakeries ★ Beauty & Hair Salons ★ Medical & Dental Clinics ★ Grocery Stores ★ Bishan Active Park ★ Bishan-Ang Mo Kio Park KINDERGARTENS / CHILD CARE: * My First Skool * PCF Sparkletots Preschool * Totsville Montessori Kindergarten * Maplebear Discovery Land * Star Learners * Callidus Preschool PRIMARY SCHOOLS: Within 1 KM (inclusive) 1. Catholic High School 2. Teck Ghee Pri Within 1 KM (exclusive) to 2 KM (inclusive): 1. Ai Tong School 2. Ang Mo Kio Pri 3. CHIJ Our Lady of Good Counsel 4. Jing Shan Pri 5. Kuo Chuan Presbyterian Pri 6. Marymount Convent School 7. St. Gabriel’s Pri Contact Michelle Tiah at 9111XXXX or Jasmine Teo at 9877 XXXX for exclusive viewing!
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…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$706,219
S$643 psf
Asking Price
S$820,000
S$747 psf
vs Market
+16.1%
vs Last Done
+2.2%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Bishan
788m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$701
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.900
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$643
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 229 BISHAN ST 23 Floor 13 TO 15 | 1,119sqft | S$818,000 | ▲S$731 +13.7% vs FV | 99yr from 1992 |
Aug 2025 | Blk 229 BISHAN ST 23 Floor 13 TO 15 | 1,119sqft | S$818,000 | ▲S$731 +13.7% vs FV | 99yr from 1992 |
Jan 2025 | Blk 229 BISHAN ST 23 Floor 04 TO 06 | 1,130sqft | S$788,000 | ▲S$697 +8.4% vs FV | 99yr from 1992 |
May 2024 | Blk 229 BISHAN ST 23 Floor 04 TO 06 | 1,098sqft | S$740,000 | ▲S$674 +4.8% vs FV | 99yr from 1992 |
Blk 229 BISHAN ST 23
Aug 2025 · Floor 13 TO 15
+13.7% vs FV
Blk 229 BISHAN ST 23
Aug 2025 · Floor 13 TO 15
+13.7% vs FV
Blk 229 BISHAN ST 23
Jan 2025 · Floor 04 TO 06
+8.4% vs FV
Blk 229 BISHAN ST 23
May 2024 · Floor 04 TO 06
+4.8% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Bishan, with a remaining lease of 63 years, stands at an estimated value of $706,219, translating to approximately $643 per square foot. This valuation is notably positioned above the market baseline, reflecting a significant premium of 16.1%. Such a divergence from the market average indicates strong demand in this coveted locale, where proximity to key amenities and transport links enhances desirability among potential buyers.
However, it is important to note that the model confidence for this valuation is classified as low, based on an analysis of only three recent HDB resale transactions in the vicinity. This limited dataset may introduce variability and uncertainty into the valuation process. As the market dynamics fluctuate, particularly in a segment characterized by varying demand trends and lease tenures, stakeholders are advised to exercise caution. The remaining lease of 63 years is a critical factor influencing buyer sentiment, as it may affect future resale opportunities and overall investment viability in this competitive market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.