Prome Road, Balestier, Central Region, Singapore
$5,000,000
Please note that I’ve used AI virtual staging for some of the rooms to help provide a better visual of how the space can be furnished and utilized. 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…
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Automated Valuation based on 69 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.55M
S$843 psf
Asking Price
S$5.00M
S$4,550 psf
vs Market
+40.9%
vs Last Done
+465.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
69 comps
Nearest MRT
Novena
811m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
69 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 · 69 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 |
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 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +5.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -3.0% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -19.0% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -4.4% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▼S$792 -6.0% vs FV | 99yr from 1992 |
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 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
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+5.6% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-3.0% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-19.0% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-4.4% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
-6.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bishan, with a remaining lease of 75 years, stands at an estimated value of $3,548,973, translating to $843 PSF. This valuation indicates a significant market signal, reflecting a premium that is 40.9% above the baseline for comparable properties within the vicinity. Such a marked difference underscores the desirability of Bishan as a residential locale, known for its strategic connectivity and robust amenities.
The high model confidence, derived from a comprehensive analysis of 69 recent HDB resale transactions in the area, reinforces the reliability of this valuation. Factors contributing to this premium include the area's strong demand dynamics, excellent transport links, and the enduring appeal of HDB Executive flats, which cater to a demographic seeking spacious living options. As the market evolves, this valuation reflects not only the intrinsic value of the property but also the broader trends influencing HDB pricing in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.