184 Bishan Street 13 570184, Bishan East, Central Region, Singapore
$800,000
Exclusive Listing Blk 184 Bishan Street 13 , 4S model HDB, 3 Bedrooms 2 Toilets, 893 sft https://wa.me/+659001XXXX *Trains (MRT / LRT) Bishan (CC15 NS17) 0.52 km Braddell(NS18) 1.20 km Lorong Chuan (CC14) 1.35 km Marymount (CC16) 1.45 km Caldecott MRT (CC17 TE9) 1.98 km *Bus Stops Kuo Chuan Presby Sch (Bus: 410G, 54, 56) 0.16 km Opp Kuo Chuan Presby Sch (Bus: 54, 56, 410W) 0.17 km *Groceries & Supermarts SHENG SIONG SUPERMARKET 24Hr 0.29 km FAIRPRICE 0.32 km FAIRPRICE FINEST@ Junction 8 0.44 km *Schools Kuo Chuan Presbyterian Primary School 0.23 km Kuo Chuan Presbyterian Secondary School 0.27 km Guangyang Secondary School 0.61 km Raffles Institution 0.85 km Beatty Secondary School 0.89 km Australian International School 0.90 km Catholic High School 1.01 km First Toa Payoh Primary School 1.10 km St. Gabriel's Primary School 1.12 km Townsville Primary School 1.15 km Whitley Secondary School 1.22 km Pei Chun Public School 1.43 km Kheng Cheng School 1.50 km Chij Our Lady Of Good Counsel 1.54 km Chong Boon Secondary School 1.71 km Marymount Convent School 1.74 km Teck Ghee Primary School 1.77 km Yangzheng Primary School 1.77 km Deyi Secondary School 1.81 km Zhonghua Secondary School 1.89 km Lifestyle Singapore Scout Association 0.35 km MRT Sports & Recreation Club 0.64 km Bishan Stadium 0.70 km MacRitchie Reservoir Bishan AMK Park
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: L3002382K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$607,472
S$680 psf
Asking Price
S$800,000
S$896 psf
vs Market
+31.7%
vs Last Done
+22.7%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Bishan
395m away · +5% premium
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$769
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$680
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2024 | Blk 184 BISHAN ST 13 Floor 10 TO 12 | 904sqft | S$660,000 | ▲S$730 +7.4% vs FV | 99yr from 1988 |
Aug 2024 | Blk 184 BISHAN ST 13 Floor 10 TO 12 | 904sqft | S$660,000 | ▲S$730 +7.4% vs FV | 99yr from 1988 |
Aug 2024 | Blk 184 BISHAN ST 13 Floor 04 TO 06 | 904sqft | S$730,000 | ▲S$807 +18.7% vs FV | 99yr from 1988 |
Blk 184 BISHAN ST 13
Aug 2024 · Floor 10 TO 12
+7.4% vs FV
Blk 184 BISHAN ST 13
Aug 2024 · Floor 10 TO 12
+7.4% vs FV
Blk 184 BISHAN ST 13
Aug 2024 · Floor 04 TO 06
+18.7% vs FV
HELIOS AI Analysis
The valuation of this HDB 4 Room property in Bishan, with a remaining lease of 59 years, stands at an estimated value of $607,472, translating to a price per square foot (PSF) of $680. This valuation is notably above the market average, with a significant 31.7% premium over the baseline, suggesting a strong demand for properties in this locality. Such a discrepancy indicates that buyers may be willing to pay a premium for the established desirability of the Bishan estate, which is renowned for its connectivity, amenities, and quality of life.
However, it is important to note that the model confidence regarding this valuation is categorized as low, based on only two recent HDB resale transactions in the vicinity. This limited data set may not fully capture the nuanced market dynamics at play, particularly considering the implications of the remaining lease term. As the lease period decreases, potential buyers may exhibit heightened caution, which could impact future resale value and liquidity. Investors and homeowners alike should weigh this valuation with an understanding of the broader market trends and the inherent risks associated with longer leasehold properties in Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.