173 Bishan Street 13 570173, Bishan East, Central Region, Singapore
$999,999
Rare Spacious 5-Room Flat at Bishan Central Block 173 Bishan Street 13 5-Room Flat | Spacious Layout | Mid Floor 3 Bedrooms | 2 Bathrooms | Large Living & Dining | Functional Kitchen Rarely available spacious 5-room flat offering a bright and highly functional layout, ideal for families. This well-maintained home features a generous living and dining area, well-proportioned bedrooms, and a practical layout that is increasingly hard to find in newer flats. Approx. 1,302 sqft of generous living space 3 proper bedrooms with flexible use options 2 bathrooms Balcony space for relaxation or utility use Spacious kitchen with good workflow Wide living and dining area for easy furniture placement Mid floor with good natural light and ventilation Well-maintained and move-in ready Close proximity to amenities, eateries and neighbourhood shops • Bishan MRT (NS17/CC15) – approx. 7 mins walk • Junction 8 – approx. 7 mins walk • Kuo Chuan Presbyterian Primary School – 202m • Guangyang Primary School – 581m • First Toa Payoh Primary School – 872m • St Gabriel’s Primary School – 912m • Raffles Institution • Nanyang Junior College • St. Andrew's Junior College Large-format homes like this are limited in supply and highly sought after by families who value space, comfort, and long-term liveability. Suitable for own stay and future planning. Note: Seller requires 3 months extension of stay. Contact Kelvin @ 9099 XXXX to arrange a viewing
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…
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$816,832
S$627 psf
Asking Price
S$999,999
S$768 psf
vs Market
+22.4%
vs Last Done
+3.1%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Bishan
687m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$730
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$627
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2024 | Blk 173 BISHAN ST 13 Floor 10 TO 12 | 1,302sqft | S$970,888 | ▲S$745 +18.8% vs FV | 99yr from 1987 |
Nov 2024 | Blk 173 BISHAN ST 13 Floor 10 TO 12 | 1,302sqft | S$970,888 | ▲S$745 +18.8% vs FV | 99yr from 1987 |
Jun 2024 | Blk 173 BISHAN ST 13 Floor 04 TO 06 | 1,302sqft | S$930,000 | ▲S$714 +13.9% vs FV | 99yr from 1987 |
Blk 173 BISHAN ST 13
Nov 2024 · Floor 10 TO 12
+18.8% vs FV
Blk 173 BISHAN ST 13
Nov 2024 · Floor 10 TO 12
+18.8% vs FV
Blk 173 BISHAN ST 13
Jun 2024 · Floor 04 TO 06
+13.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Bishan, with a remaining lease of 59 years, is estimated at $816,832, translating to a price per square foot (PSF) of $627. This valuation reflects a significant market signal, indicating an above-market positioning with a 22.4% difference from the baseline. Such a premium suggests that the property is highly sought after, likely driven by Bishan's reputation as a desirable residential enclave, characterized by its strategic location and comprehensive amenities.
Despite this optimistic valuation, it is crucial to note that the model confidence is rated as low, derived from only two recent HDB resale transactions in the vicinity. This limited data set may not fully encapsulate the prevailing market dynamics or the potential volatility in property values as the remaining lease diminishes. Therefore, while the elevated valuation may reflect current demand, prospective buyers and investors should approach with caution, considering both the implications of the remaining lease duration and the fluctuating market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.