169 Bishan Street 13 570169, Bishan East, Central Region, Singapore
$1,350,000
Discover the ultimate family upgrade in this meticulously maintained, 1,572 sqft Executive Maisonette. Offering a spacious duplex layout that modern developments can no longer replicate, this home brings together privacy, comfort and the rare luxury of space in a mature, amenity-rich Bishan estate. Perfect for multi-generational living or families seeking room to grow. 🏡 The Home - Southeast facing ensures a bright morning with no direct afternoon sun - Bright, breezy interiors with excellent natural ventilation throughout - Thoughtfully designed layout with quality finishes and well-proportioned spaces - Meticulously maintained and move-in ready — no major renovations required - Functional duplex layout providing privacy and flexibility for modern family life 🛍️ Unmatched Everyday Convenience - 151A Market & heartland shops across the Road with wet market, supermarket & daily essentials at your doorstep - Minutes’ walk to Junction 8 mall that offers retail, F&B, cinema & lifestyle options all within easy reach - Diverse Dining & Services in nearby cafes, restaurants, enrichment centres, clinics, banks and salons 🚇 Excellent Connectivity - Minutes walk to Bishan MRT Interchange (North-South & Circle Lines) and Bishan Bus Interchange providing seamless travel across Singapore - Enjoy seamless connectivity, with the CTE only a swift 2-3 minute drive away. - Well-connected to CBD, Orchard, Changi Airport and major business hubs, ideal for professionals 🎓 Near Renowned Schools - Within 1km to Kuo Chuan Presbyterian Primary, St. Gabriel’s Primary & First Toa Payoh Primary - Close to reputable secondary schools including Raffles Institution, Kuo Chuan Presbyterian Secondary and Guangyang Secondary - Premier Educational Catchment with Nanyang JC, Australian International School and Stamford American International School are all located within the immediate vicinity. No extension required and eligible for all races!! Contact Gavin for an exclusive viewing today.
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 26 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.12M
S$713 psf
Asking Price
S$1.35M
S$859 psf
vs Market
+20.5%
vs Last Done
-4.2%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
26 comps
Nearest MRT
Bishan
736m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
26 comparable transactions
S$816
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$713
Recent Comparable Transactions
10 shown · 26 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +25.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +25.8% vs FV | 99yr from 1985 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▲S$825 +15.7% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +24.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▲S$818 +14.7% vs FV | 99yr from 1987 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▲S$806 +13.0% vs FV | 99yr from 1987 |
Dec 2025 | Blk 301 SHUNFU RD Floor 04 TO 06 | 1,701sqft | S$1,300,000 | ▲S$764 +7.2% vs FV | 99yr from 1985 |
Nov 2025 | Blk 135 BISHAN ST 12 Floor 22 TO 24 | 1,755sqft | S$1,600,000 | ▲S$912 +27.9% vs FV | 99yr from 1987 |
Oct 2025 | Blk 187 BISHAN ST 13 Floor 04 TO 06 | 1,572sqft | S$1,438,888 | ▲S$916 +28.5% vs FV | 99yr from 1987 |
Aug 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,222,800 | ▲S$789 +10.7% vs FV | 99yr from 1987 |
Aug 2025 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,593sqft | S$1,353,000 | ▲S$849 +19.1% vs FV | 99yr from 1985 |
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+25.8% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+25.8% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
+15.7% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+24.8% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
+14.7% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
+13.0% vs FV
Blk 301 SHUNFU RD
Dec 2025 · Floor 04 TO 06
+7.2% vs FV
Blk 135 BISHAN ST 12
Nov 2025 · Floor 22 TO 24
+27.9% vs FV
Blk 187 BISHAN ST 13
Oct 2025 · Floor 04 TO 06
+28.5% vs FV
Blk 160 BISHAN ST 13
Aug 2025 · Floor 01 TO 03
+10.7% vs FV
Blk 301 SHUNFU RD
Aug 2025 · Floor 10 TO 12
+19.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Bishan, with a remaining lease of 60 years, stands at an estimated value of $1,120,476, translating to a price per square foot (PSF) of $713. This valuation is notable as it reflects a market signal that is approximately 20.5% above the baseline, indicating a robust demand for HDB properties in this prime location. The elevated valuation can be attributed to several key factors that contribute to the desirability of this particular asset.
Bishan is recognized for its strategic location, excellent connectivity, and proximity to amenities such as reputable schools, shopping centers, and recreational facilities. The high model confidence, based on an analysis of 26 recent HDB resale transactions in the vicinity, reinforces the validity of this valuation. Such a significant premium over the baseline suggests that buyers are willing to invest substantially in properties that offer not only a comfortable living environment but also potential for long-term appreciation. As the HDB market continues to evolve, this property exemplifies the premium associated with well-located units amidst a competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.