Blk 103 Bishan St 12
Project page · 99-year lease from 1986
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 103 | 07 TO 09 | 121 sqm | S$918,889 | S$7,594 psm | ×1.000 | S$7,594 psm |
| Jan 2026 | Blk 103 | 04 TO 06 | 121 sqm | S$945,000 | S$7,810 psm | ×0.997 | S$7,787 psm |
| Dec 2025 | Blk 103 | 04 TO 06 | 121 sqm | S$878,000 | S$7,256 psm | ×0.996 | S$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.
5.22% gross yield
S$48,000 of rent a year against the estimate above · 0.66 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 101 | 5 ROOM | S$4,200 |
| Sept 2026 | 126 | 5 ROOM | S$4,200 |
| Aug 2026 | 117 | 5 ROOM | S$4,400 |
| Aug 2026 | 135 | 5 ROOM | S$4,300 |
| Aug 2026 | 117 | 5 ROOM | S$4,200 |
| Aug 2026 | 128 | 5 ROOM | S$3,800 |
| Aug 2026 | 128 | 5 ROOM | S$3,100 |
| Jul 2026 | 117 | 5 ROOM | S$4,000 |
median of 39 HDB rental approvals for 5 ROOM on Bishan St 12 since 2025-10.
Buying or selling at S$918,889?
Buying: Stamp duty on S$918,889 · Cash and CPF needed on S$918,889 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$918,889.
Each opens with this figure filled in; change anything there.
Primary schools near 103 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
- Kuo Chuan Presbyterian Primary School · 778 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 831 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- First Toa Payoh Primary School · 913 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Catholic High School (boys) · 965 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Marymount Convent School (girls) · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pei Chun Public School · 1,154 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,416 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,539 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,642 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 103 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 121 sqm | S$918,889 | S$7,594 psm |
| Jan 2026 | Blk 103 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$945,000 | S$7,810 psm |
| Dec 2025 | Blk 103 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 121 sqm | S$878,000 | S$7,256 psm |
| Oct 2024 | Blk 103 · EXECUTIVE · 22 TO 24 · Maisonette · 61 years left | 163 sqm | S$1,410,000 | S$8,650 psm |
| Jul 2024 | Blk 103 · 5 ROOM · 19 TO 21 · Improved · 62 years left | 121 sqm | S$998,000 | S$8,248 psm |
| Jul 2024 | Blk 103 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$935,000 | S$7,727 psm |
| Jul 2024 | Blk 103 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 121 sqm | S$720,000 | S$5,950 psm |
| Jul 2023 | Blk 103 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 121 sqm | S$825,000 | S$6,818 psm |
| May 2023 | Blk 103 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$880,000 | S$7,273 psm |
| Jan 2023 | Blk 103 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 121 sqm | S$890,000 | S$7,355 psm |
| Oct 2022 | Blk 103 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 121 sqm | S$775,000 | S$6,405 psm |
| Aug 2022 | Blk 103 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$888,000 | S$7,339 psm |
| Jul 2022 | Blk 103 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$815,000 | S$6,736 psm |
| May 2022 | Blk 103 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 121 sqm | S$738,000 | S$6,099 psm |
| Jan 2022 | Blk 103 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 121 sqm | S$755,000 | S$6,240 psm |
Showing 15 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 103 · EXECUTIVE | S$5,000 | — |
| Nov 2025 | Blk 103 · 5 ROOM | S$3,200 | — |
| Jul 2024 | Blk 103 · 5 ROOM | S$3,300 | — |
| Jan 2024 | Blk 103 · EXECUTIVE | S$5,000 | — |
| Nov 2023 | Blk 103 · 5 ROOM | S$2,300 | — |
| Dec 2022 | Blk 103 · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 103 · 5 ROOM | S$2,900 | — |
| Sept 2022 | Blk 103 · 5 ROOM | S$3,300 | — |
| Nov 2021 | Blk 103 · 5 ROOM | S$2,600 | — |
| Nov 2021 | Blk 103 · 5 ROOM | S$2,300 | — |
| Oct 2021 | Blk 103 · EXECUTIVE | S$3,300 | — |
| Sept 2021 | Blk 103 · 5 ROOM | S$2,600 | — |
| Jun 2021 | Blk 103 · 5 ROOM | S$3,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 58 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 53 years | S$877,167 | S$968,464 | S$1,048,865 | S$1,067,208 |
| 10 years | 48 years | S$832,983 | S$1,015,401 | S$1,190,995 | S$1,233,018 |
| 20 years | 38 years | S$732,281 | S$1,088,131 | S$1,497,013 | S$1,604,517 |
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.