Prome Road, Balestier, Central Region, Singapore
$5,500,000
This newly rebuilt 5-storey inter-terrace with a private lift delivers rare volume, versatility, and value. Spanning an impressive built-up across five levels, the home presents 10 beautifully appointed ensuite bedrooms—ideal for multi-generational families seeking privacy, savvy investors targeting rental yields, or owners who appreciate flexible living. The ground level is crafted for grand entertaining with a generous living and dining zone flowing to a fully equipped dry and wet kitchen. Natural light, clean architectural lines, and thoughtful storage underscore a modern, low-maintenance lifestyle. Each ensuite showcases quality fittings and elegant finishes, while multiple family lounges create distinct areas for work, study, and relaxation. A private lift serves every floor, ensuring effortless access for all ages. Upper levels can be curated as a lavish master retreat, junior suites, or an executive home office, with options for a penthouse-level entertainment lounge or roof terrace. Upgraded electricals, air-conditioning, and smart-home readiness enhance everyday comfort and efficiency. With gated parking and a distinguished façade, this residence stands out as a future-proofed landed home—brand new, move-in ready, and poised for enduring value. Perfect as a legacy home or a high-yield, high-flexibility asset in a prime landed enclave. View to appreciate the scale and quality. Arrange a private tour today.
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Total Transactions
29
Average Price
S1.3M
Total Value
S39.0M
Calculating fair value from URA transaction data…
Automated Valuation based on 68 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.53M
S$838 psf
Asking Price
S$5.50M
S$5,005 psf
vs Market
+56.0%
vs Last Done
+638.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
68 comps
Nearest MRT
Novena
811m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
68 comparable transactions
S$782
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$838
Recent Comparable Transactions
10 shown · 68 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.1% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.1% vs FV | 99yr from 1992 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.3% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -1.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +6.2% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -2.4% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -18.5% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -3.8% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▼S$792 -5.5% vs FV | 99yr from 1992 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,625sqft | S$1,340,000 | ▼S$824 -1.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▼S$748 -10.7% vs FV | 99yr from 1992 |
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.1% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.1% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.3% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-1.6% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+6.2% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-2.4% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-18.5% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-3.8% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
-5.5% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 04 TO 06
-1.7% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
-10.7% vs FV
HELIOS AI Analysis
The HDB Executive property located in the prestigious district of Bishan commands an estimated value of $3,526,589 or $838 PSF, reflecting a robust market position significantly above the baseline valuation by 56%. This premium valuation underscores the desirability of the Bishan area, characterized by its strategic location and comprehensive amenities that cater to a discerning demographic. With a remaining lease of 75 years, the property is well-positioned to appeal to both owner-occupiers and investors, who are increasingly seeking long-term asset stability in a dynamic market.
The valuation model exhibits a high confidence level, supported by an analysis of 68 recent HDB resale transactions in the vicinity. This empirical data illustrates a sustained upward trend in demand, driven by factors such as proximity to key transport links, reputable educational institutions, and vibrant community features. The marked premium over baseline values suggests that prospective buyers are willing to invest significantly for the unique advantages offered by this property, reinforcing its status as a coveted asset in the Singapore real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.