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HDB · 570102

Blk 102 Bishan St 12

Project page · 99-year lease from 1987

Indicative value range
S$875,798 – S$936,729
Indicative mid S$911,944 · S$7,537 psm

Based on 18 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 13513 TO 15121 sqmS$930,000S$7,686 psm×1.000S$7,686 psm
Oct 2026Blk 10307 TO 09121 sqmS$918,889S$7,594 psm×1.000S$7,594 psm
Sept 2026Blk 12510 TO 12121 sqmS$870,000S$7,190 psm×1.000S$7,190 psm
Sept 2026Blk 12510 TO 12121 sqmS$968,000S$8,000 psm×1.000S$8,000 psm
Sept 2026Blk 12807 TO 09121 sqmS$928,888S$7,677 psm×1.000S$7,677 psm
Aug 2026Blk 12804 TO 06121 sqmS$985,000S$8,141 psm×1.000S$8,141 psm
Aug 2026Blk 12816 TO 18121 sqmS$880,000S$7,273 psm×1.000S$7,273 psm
Jul 2026Blk 14404 TO 06123 sqmS$899,999S$7,317 psm×1.000S$7,317 psm
Jun 2026Blk 11719 TO 21121 sqmS$1,110,000S$9,174 psm×1.000S$9,174 psm
Jun 2026Blk 14404 TO 06123 sqmS$858,888S$6,983 psm×1.000S$6,983 psm
May 2026Blk 14101 TO 03122 sqmS$850,000S$6,967 psm×1.000S$6,967 psm
Apr 2026Blk 12401 TO 03121 sqmS$905,000S$7,479 psm×1.000S$7,479 psm
Apr 2026Blk 13604 TO 06119 sqmS$865,000S$7,269 psm×1.000S$7,269 psm
Mar 2026Blk 14004 TO 06128 sqmS$840,000S$6,563 psm×0.997S$6,543 psm
Mar 2026Blk 13510 TO 12121 sqmS$938,000S$7,752 psm×0.997S$7,729 psm
Feb 2026Blk 10210 TO 12121 sqmS$940,000S$7,769 psm×0.997S$7,746 psm
Jan 2026Blk 10304 TO 06121 sqmS$945,000S$7,810 psm×0.997S$7,787 psm
Dec 2025Blk 10304 TO 06121 sqmS$878,000S$7,256 psm×0.996S$7,228 psm

How accurate is this estimate for Bishan St 12?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 77 sales in Bishan St 12 since.

Median error
4.2%

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.

5.26% gross yield

S$48,000 of rent a year against the estimate above · 0.62 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 39 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 20261015 ROOMS$4,200
Sept 20261265 ROOMS$4,200
Aug 20261175 ROOMS$4,400
Aug 20261355 ROOMS$4,300
Aug 20261175 ROOMS$4,200
Aug 20261285 ROOMS$3,800
Aug 20261285 ROOMS$3,100
Jul 20261175 ROOMS$4,000

median of 39 HDB rental approvals for 5 ROOM on Bishan St 12 since 2025-10.

Buying or selling at S$911,944?

Buying: Stamp duty on S$911,944 · Cash and CPF needed on S$911,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$911,944.

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

Primary schools near 102 Bishan St 12

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
Feb 2026
Blk 102 · 5 ROOM · 10 TO 12 · Improved · 60 years left
121 sqmS$940,000S$7,769 psm
Oct 2025
Blk 102 · 5 ROOM · 07 TO 09 · Improved · 60 years left
121 sqmS$930,880S$7,693 psm
Aug 2025
Blk 102 · 5 ROOM · 19 TO 21 · Improved · 61 years left
121 sqmS$1,020,000S$8,430 psm
Jul 2025
Blk 102 · 5 ROOM · 04 TO 06 · Improved · 61 years left
121 sqmS$890,000S$7,355 psm
Dec 2024
Blk 102 · 5 ROOM · 01 TO 03 · Improved · 61 years left
121 sqmS$900,000S$7,438 psm
Mar 2024
Blk 102 · 5 ROOM · 19 TO 21 · Improved · 62 years left
121 sqmS$950,000S$7,851 psm
Jan 2024
Blk 102 · EXECUTIVE · 22 TO 24 · Maisonette · 62 years left
163 sqmS$1,380,000S$8,466 psm
May 2023
Blk 102 · 5 ROOM · 16 TO 18 · Improved · 63 years left
121 sqmS$928,000S$7,669 psm
Sept 2022
Blk 102 · 5 ROOM · 16 TO 18 · Improved · 63 years left
121 sqmS$799,000S$6,603 psm
Oct 2021
Blk 102 · 5 ROOM · 19 TO 21 · Improved · 64 years left
121 sqmS$868,000S$7,174 psm
See more

Showing 10 of 41.

Sale prices as filed in caveats.

Where the lease takes this

About 59 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, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$870,538S$961,145S$1,040,938S$1,059,143
10 years49 yearsS$826,688S$1,007,728S$1,181,994S$1,223,700
20 years39 yearsS$726,747S$1,079,907S$1,485,700S$1,592,391

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.