165 Bishan Street 13 570165, Bishan East, Central Region, Singapore
$788,000
=============== HDB 4-room Flat, Mid Floor, Bright and Breezy, Spacious, Serious Seller =============== • TOP 1988 • 3 Bed 2 Bath (1119 sqft) • Bright, Windy and Spacious • Mid Floor • Above #04 • Well-Maintained • Regular layout • No odd shape • Extension Required • Quiet Environment • Household: Chinese This home features a practical and efficient layout, with bright, airy interiors that feel open and welcoming — perfect for young families or those upgrading to a larger home. You’re just 10-minute walk to Bishan MRT—an interchange for North-South Line and Circle Line—as well as the bus interchange, making daily commuting convenient. For drivers, the nearby CTE provides easy access to the rest 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 Catholic High School 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…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$672,926
S$601 psf
Asking Price
S$788,000
S$704 psf
vs Market
+17.1%
vs Last Done
+2.3%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Bishan
812m away · +2% premium
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$688
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$601
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 165 BISHAN ST 13 Floor 04 TO 06 | 1,119sqft | S$770,000 | ▲S$688 +14.5% vs FV | 99yr from 1988 |
May 2026 | Blk 165 BISHAN ST 13 Floor 04 TO 06 | 1,119sqft | S$770,000 | ▲S$688 +14.5% vs FV | 99yr from 1988 |
Blk 165 BISHAN ST 13
May 2026 · Floor 04 TO 06
+14.5% vs FV
Blk 165 BISHAN ST 13
May 2026 · Floor 04 TO 06
+14.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bishan at approximately $672,926, translating to $601 per square foot, positions it significantly above the market baseline by 17.1%. This premium valuation reflects the strategic desirability of the Bishan estate, which is recognized for its exceptional connectivity, amenities, and community-centric environment. The property benefits from a remaining lease of 60 years, which, while substantial, may influence buyer sentiment and long-term investment viability in a market that increasingly values lease tenure.
However, the valuation model's confidence level is marked as low, primarily due to the limited data available, with only one recent transaction within the vicinity serving as a benchmark. This scarcity of comparable sales data introduces a degree of uncertainty in the valuation process, highlighting the need for potential buyers to conduct thorough due diligence. As such, while the current valuation may attract attention for its premium positioning, market dynamics will ultimately dictate its reception among prospective buyers in an evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.