homequant
HDB · 570292

Blk 292 Bishan St 22

Project page · 99-year lease from 1998

Indicative value range
S$1,005,669 – S$1,080,819
Indicative mid S$1,016,521 · S$8,264 psm

Based on 8 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 29207 TO 09121 sqmS$1,120,000S$9,256 psm×1.000S$9,256 psm
Oct 2026Blk 29219 TO 21123 sqmS$1,168,000S$9,496 psm×1.000S$9,496 psm
Jul 2026Blk 24907 TO 09132 sqmS$1,080,000S$8,182 psm×1.000S$8,182 psm
Jun 2026Blk 24910 TO 12132 sqmS$1,100,000S$8,333 psm×0.999S$8,321 psm
May 2026Blk 29310 TO 12123 sqmS$895,000S$7,276 psm×0.999S$7,266 psm
Mar 2026Blk 23904 TO 06133 sqmS$1,090,000S$8,195 psm×0.996S$8,159 psm
Feb 2026Blk 25004 TO 06131 sqmS$1,080,000S$8,244 psm×0.996S$8,208 psm
Dec 2025Blk 24201 TO 03121 sqmS$1,050,000S$8,678 psm×0.995S$8,631 psm

How accurate is this estimate for Bishan St 22?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 54 sales in Bishan St 22 since.

Median error
3.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

4.78% gross yield

S$48,600 of rent a year against the estimate above · 1.28 points below flats like it

Homes like this rent for about S$4,050 a month, the middle of 18 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.06%, from 106 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20262925 ROOMS$4,300
Sept 20262415 ROOMS$4,000
Aug 20262635 ROOMS$4,100
Jul 20262565 ROOMS$4,000
May 20262365 ROOMS$4,550
May 20262925 ROOMS$4,500
May 20262925 ROOMS$4,200
May 20262375 ROOMS$4,150

median of 18 HDB rental approvals for 5 ROOM on Bishan St 22 since 2025-11.

Buying or selling at S$1,016,521?

Buying: Stamp duty on S$1,016,521 · Cash and CPF needed on S$1,016,521 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,016,521.

Each opens with this figure filled in; change anything there.

Primary schools near 292 Bishan St 22

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 292 · 5 ROOM · 19 TO 21 · Premium Apartment · 71 years left
123 sqmS$1,168,000S$9,496 psm
Oct 2026
Blk 292 · 5 ROOM · 07 TO 09 · Premium Apartment · 71 years left
121 sqmS$1,120,000S$9,256 psm
Aug 2026
Blk 292 · 4 ROOM · 10 TO 12 · Premium Apartment · 71 years left
102 sqmS$850,000S$8,333 psm
Apr 2025
Blk 292 · 5 ROOM · 07 TO 09 · Premium Apartment · 72 years left
123 sqmS$1,070,000S$8,699 psm
Dec 2024
Blk 292 · 4 ROOM · 10 TO 12 · Premium Apartment · 73 years left
100 sqmS$920,000S$9,200 psm
Jan 2024
Blk 292 · 5 ROOM · 19 TO 21 · Premium Apartment · 74 years left
123 sqmS$1,000,000S$8,130 psm
Oct 2023
Blk 292 · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left
103 sqmS$750,000S$7,282 psm
Jan 2023
Blk 292 · 4 ROOM · 16 TO 18 · Premium Apartment · 75 years left
100 sqmS$785,000S$7,850 psm
Jan 2023
Blk 292 · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left
100 sqmS$758,000S$7,580 psm
Aug 2022
Blk 292 · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left
123 sqmS$880,000S$7,154 psm
See more

Showing 10 of 60.

Sale prices as filed in caveats.

Where the lease takes this

About 70 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years65 yearsS$975,260S$1,076,765S$1,161,103S$1,186,552
10 years60 yearsS$944,382S$1,151,196S$1,338,593S$1,397,916
20 years50 yearsS$869,281S$1,291,706S$1,746,475S$1,904,702

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.79% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.