Prome Road, Balestier, Central Region, Singapore
$5,800,000
A statement of modern luxury and multi-generational comfort, this newly rebuilt 5-storey inter-terrace is crafted for those who value space, privacy and convenience. Every bedroom is an ensuite—10 in total—delivering unparalleled comfort for large families, extended households and investors seeking strong rental versatility. Step into a grand, light-filled living and dining area designed for entertaining. The seamless flow is complemented by a sleek dry kitchen for gatherings and a well-ventilated wet kitchen for serious cooking. A private home lift serves all levels, ensuring effortless movement for young, old and everyone in between. Each level is thoughtfully planned with flexible rooms that adapt to your lifestyle—create dedicated zones for a home office, wellness studio, media lounge or guest quarters. Quality finishes, generous wardrobes, and hotel-style bathrooms infuse everyday living with a resort-like feel. Enjoy outdoor moments on balconies and an elevated roof terrace, perfect for alfresco dining or quiet reflection. Practical touches such as a helpers’ room, yard space, and ample storage keep the home organized and clutter-free. Peaceful street frontage with parking adds daily convenience. Located within easy reach of MRT connectivity, popular schools, lifestyle amenities and key expressways, this address places you at the heart of convenience without sacrificing serenity. Highlights: - 5 storeys served by a private lift - 10 ensuite bedrooms for maximum privacy - Open-plan living and dining with high ceilings - Premium dry + wet kitchen setup with branded appliances - Flexible spaces: office, gym, media room, guest suites - Roof terrace/balconies for outdoor enjoyment - Move-in ready with modern, timeless finishes - Ideal for multi-generational living or rental yield strategies Arrange an exclusive viewing to experience the scale, comfort and sophistication this rare inter-terrace offers. Enquire now for floor plans and a private tour
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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 67 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.53M
S$840 psf
Asking Price
S$5.80M
S$5,278 psf
vs Market
+64.1%
vs Last Done
+610.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
67 comps
Nearest MRT
Novena
811m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
67 comparable transactions
S$784
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$840
Recent Comparable Transactions
10 shown · 67 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -1.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +6.0% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -2.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -18.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -4.0% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▼S$792 -5.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,625sqft | S$1,340,000 | ▼S$824 -1.9% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▼S$748 -11.0% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 07 TO 09 | 1,604sqft | S$1,298,000 | ▼S$809 -3.7% vs FV | 99yr from 1992 |
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-1.8% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-2.6% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-18.7% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-4.0% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
-5.7% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 04 TO 06
-1.9% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
-11.0% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 07 TO 09
-3.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive apartment in Bishan, with a remaining lease of 75 years, stands at an estimated value of $3,533,612, translating to $840 PSF. This valuation places the property significantly above market expectations, reflecting a remarkable 64.1% difference from the baseline. Such a premium indicates a strong demand for residential properties in Bishan, a highly sought-after location known for its excellent connectivity, quality schools, and vibrant community amenities.
The model confidence for this valuation is rated as high, substantiated by a comprehensive analysis of 67 recent HDB resale transactions within the vicinity. This robust dataset ensures that the valuation accurately captures current market dynamics and buyer sentiment. As the demand for HDB properties in mature estates continues to rise, particularly in areas like Bishan, the remaining lease of 75 years adds to the investment appeal, enabling buyers to secure a long-term asset in a prime location. This analysis not only highlights the competitive positioning of this HDB Executive unit but also underscores the broader trends affecting the residential market in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.