28 Jalan Bahagia 320028, Balestier, Central Region, Singapore
$1,100
Room Code: A-OC-BKG-5161-@-MarD26 Location: Blk 28 Jalan Bahagia S320028 MRT/LRT: Boon Keng MRT F.e.m.@.l.e and m.@.l.e (Couple welcome) Friendly c.h.1.n.3.s.e landlord **NO Agent Fee Payable Rental price depend on tenant profile, move-in date, lease duration, tenant requests Common Room 1 pax – $1100 Common Room 2 pax – $1100 Minimum 1 year lease Availability: 1 Common Room Available PUB/Utilities Included (Water & electricity) – Yes WiFi included – Yes Aircon – Yes Cooking – Light cooking Visitor – Not allowed Tenant's Pet – No Owner's Pet – No Washing Machine – Yes Bed Size – Queen Common toilet – Shared Household size – 3 (1m1f1c) Landlord occupied – Yes Whatapps +65 8951 XXXX MarD26 *Some images touched up with AI
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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: L3008022J
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Estimated sale value based on 357 HDB resale transactions (data.gov.sg) · 23 outliers removed (IQR)
Fair Value
S$47,710
S$477 psf
Asking Price
S$1,100
S$11 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.4%
Tenure
45 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
357 comps
Nearest MRT
Boon Keng
766m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
357 comparable transactions
S$728
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.643
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$477
Recent Comparable Transactions
10 shown · 357 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▲S$699 +46.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 503 BISHAN ST 11 Floor 01 TO 03 | 1,216sqft | S$850,000 | ▲S$699 +46.5% vs FV | 99yr from 1989 |
Mar 2026 | Blk 114 BISHAN ST 12 Floor 07 TO 09 | 1,119sqft | S$890,000 | ▲S$795 +66.7% vs FV | 99yr from 1986 |
Mar 2026 | Blk 113 BISHAN ST 12 Floor 10 TO 12 | 1,130sqft | S$820,000 | ▲S$726 +52.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 111 BISHAN ST 12 Floor 04 TO 06 | 904sqft | S$765,000 | ▲S$846 +77.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 263 BISHAN ST 22 Floor 10 TO 12 | 1,119sqft | S$778,000 | ▲S$695 +45.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 241 BISHAN ST 22 Floor 10 TO 12 | 1,152sqft | S$890,000 | ▲S$773 +62.1% vs FV | 99yr from 1992 |
Mar 2026 | Blk 246 BISHAN ST 22 Floor 07 TO 09 | 1,130sqft | S$840,888 | ▲S$744 +56.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 254 BISHAN ST 22 Floor 07 TO 09 | 1,238sqft | S$900,888 | ▲S$728 +52.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 227 BISHAN ST 23 Floor 01 TO 03 | 1,130sqft | S$743,999 | ▲S$658 +37.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 220 BISHAN ST 23 Floor 07 TO 09 | 1,216sqft | S$888,000 | ▲S$730 +53.0% vs FV | 99yr from 1992 |
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
+46.5% vs FV
Blk 503 BISHAN ST 11
Mar 2026 · Floor 01 TO 03
+46.5% vs FV
Blk 114 BISHAN ST 12
Mar 2026 · Floor 07 TO 09
+66.7% vs FV
Blk 113 BISHAN ST 12
Mar 2026 · Floor 10 TO 12
+52.2% vs FV
Blk 111 BISHAN ST 12
Mar 2026 · Floor 04 TO 06
+77.4% vs FV
Blk 263 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
+45.7% vs FV
Blk 241 BISHAN ST 22
Mar 2026 · Floor 10 TO 12
+62.1% vs FV
Blk 246 BISHAN ST 22
Mar 2026 · Floor 07 TO 09
+56.0% vs FV
Blk 254 BISHAN ST 22
Mar 2026 · Floor 07 TO 09
+52.6% vs FV
Blk 227 BISHAN ST 23
Mar 2026 · Floor 01 TO 03
+37.9% vs FV
Blk 220 BISHAN ST 23
Mar 2026 · Floor 07 TO 09
+53.0% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Bishan, with a remaining lease of 45 years, stands at an estimated value of $47,710, translating to a competitive price per square foot of $477. This valuation is particularly noteworthy given that it reflects a market price that is in perfect alignment with the baseline, indicating a stable and balanced demand-supply dynamic in the Bishan area. The high model confidence, derived from an analysis of 357 recent HDB resale transactions in the vicinity, reinforces the reliability of this valuation and provides a robust foundation for prospective buyers and investors.
In the context of Singapore's real estate landscape, Bishan is recognized for its strategic location and well-developed amenities, contributing to sustained interest among homebuyers. The remaining lease of 45 years positions this property within a demographic that values both community living and accessibility to urban conveniences. As the market signals indicate no price deviation from the baseline, it suggests that the HDB segment in Bishan is currently experiencing a period of equilibrium, with potential for future appreciation as the area's infrastructure continues to evolve. This valuation serves as a vital reference point for stakeholders looking to navigate the complexities of the HDB market in this highly sought-after locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.