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
Loading map...
Total Transactions
29
Average Price
S1.3M
Total Value
S39.0M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 73 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$3.55M
S$843 psf
Asking Price
S$5.80M
S$5,278 psf
vs Market
+63.5%
vs Last Done
+556.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
73 comps
Nearest MRT
Novena
811m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
73 comparable transactions
S$787
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$843
Recent Comparable Transactions
10 shown · 73 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2024 | Blk 103 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,410,000 | ▼S$804 -4.6% vs FV | 99yr from 1986 |
Oct 2024 | Blk 103 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,410,000 | ▼S$804 -4.6% vs FV | 99yr from 1986 |
May 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 401 SIN MING AVE Floor 01 TO 03 | 1,668sqft | S$1,140,000 | ▼S$683 -19.0% vs FV | 99yr from 1985 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.3% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.9% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -2.1% vs FV | 99yr from 1987 |
Blk 103 BISHAN ST 12
Oct 2024 · Floor 22 TO 24
-4.6% vs FV
Blk 103 BISHAN ST 12
Oct 2024 · Floor 22 TO 24
-4.6% vs FV
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 401 SIN MING AVE
May 2026 · Floor 01 TO 03
-19.0% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.4% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.3% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.4% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.6% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.4% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-2.1% vs FV
HELIOS AI Analysis
The HDB Executive property located in the highly sought-after Bishan district presents a compelling investment opportunity, with a current estimated value of $3,546,801 or $843 PSF. This valuation reflects a significant market signal, indicating an appreciation that is 63.5% above the baseline for similar properties in the area. Such a premium valuation underscores the desirability of the Bishan locale, which is renowned for its strategic connectivity, proximity to amenities, and family-friendly environment. The remaining lease of 75 years adds a layer of security for potential buyers, suggesting that the property will retain its value well into the future.
Based on an extensive analysis of 73 recent HDB resale transactions in the vicinity, the model confidence in this valuation is deemed high. This robust dataset not only reinforces the premium positioning of this particular unit but also highlights the strong demand for spacious HDB options in Bishan. As urban living continues to evolve, properties like this Executive HDB, with its generous layout and advantageous remaining lease, are increasingly viewed as sound long-term investments. Investors and homeowners alike should consider the implications of such market dynamics, as the combination of location, lease duration, and premium pricing signals a healthy and competitive real estate landscape in Bishan.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.