212 Bishan Street 23 570212, Marymount, Central Region, Singapore
$1,488,000
=============== Rare Corner EM with Huge Recess Area, High Floor, Spacious, Well-Maintained, Serious Seller =============== • TOP 1992 • 4 Bed 3 Bath + 2 Balcony (1679 sqft) • Above #10 floor • High Floor • True Corner Unit • With Huge Recess Area • Well-Maintained • Bright and Windy • Spacious • Regular layout • No odd shape • Extension Required • Contra Required • Household: Chinese • Quiet Environment This EM features a practical and spacious layout, ideal for families who value both comfort and functionality. The home has been well-maintained by the owners—clean, welcoming, and move-in ready, true corner unit with huge recess area. You’re just about a 10-minute walk to Bishan MRT—an interchange for both the North-South Line and Circle Line—as well as the bus interchange, making daily commuting smooth and convenient. For drivers, the nearby CTE provides quick and easy access to the rest of Singapore. For drivers, the nearby CTE offers quick access to other parts of Singapore. Just around the corner, you have Junction 8—your one-stop destination for everything. From supermarkets and retail shops to electronics stores, cafes, and a wide variety of dining options, everything you need is right at your doorstep. For families, this is a highly desirable neighbourhood. Renowned schools such as Raffles Institution, Catholic High and Kuo Chuan Presbyterian Primary School are located nearby, providing excellent options for your children’s education. And if you enjoy nature, you’ll love having Bishan-Ang Mo Kio Park just minutes away. It’s one of Singapore’s largest and most popular parks—perfect for jogging, cycling, evening walks, or simply spending quality time with family over the weekends. ===== We help owners sell their HDB @$1999, Condo @$4999 & Landed @$9,999 fixed commission =====
The following locations are within radius of this property, with distance shown in kilometers.
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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: L3007139C
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$1.19M
S$711 psf
Asking Price
S$1.49M
S$886 psf
vs Market
+24.7%
vs Last Done
+18.4%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Bishan
563m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$774
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.900
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$711
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▲S$748 +5.2% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▲S$748 +5.2% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 07 TO 09 | 1,604sqft | S$1,298,000 | ▲S$809 +13.8% vs FV | 99yr from 1992 |
Nov 2025 | Blk 212 BISHAN ST 23 Floor 16 TO 18 | 1,679sqft | S$1,460,000 | ▲S$869 +22.2% vs FV | 99yr from 1992 |
Sep 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▲S$748 +5.2% vs FV | 99yr from 1992 |
Feb 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,679sqft | S$1,170,000 | ▼S$697 -2.0% vs FV | 99yr from 1992 |
Apr 2024 | Blk 212 BISHAN ST 23 Floor 10 TO 12 | 1,604sqft | S$1,238,000 | ▲S$772 +8.6% vs FV | 99yr from 1992 |
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
+5.2% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
+5.2% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 07 TO 09
+13.8% vs FV
Blk 212 BISHAN ST 23
Nov 2025 · Floor 16 TO 18
+22.2% vs FV
Blk 212 BISHAN ST 23
Sep 2025 · Floor 04 TO 06
+5.2% vs FV
Blk 212 BISHAN ST 23
Feb 2025 · Floor 04 TO 06
-2.0% vs FV
Blk 212 BISHAN ST 23
Apr 2024 · Floor 10 TO 12
+8.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bishan, with a remaining lease of 63 years, stands at an estimated value of $1,192,947 or $711 PSF. This valuation reflects a significant market signal, indicating that the property is priced above the baseline by 24.7%. Such a premium suggests strong demand for HDB properties in this desirable district, characterized by its strategic location, excellent amenities, and access to public transport networks.
However, it is essential to note that the model confidence for this valuation is categorized as low, which warrants a cautious approach for potential buyers and investors. The valuation is derived from a limited dataset of 6 recent HDB resale transactions in the vicinity, which may not fully capture the broader market dynamics. As the Bishan region continues to attract interest due to its family-friendly environment and vibrant community, prospective stakeholders should remain vigilant of market fluctuations and consider the implications of the remaining lease on long-term investment potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.