Blk 115 Bishan St 12
Project page · 99-year lease from 1986
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 113 | 10 TO 12 | 104 sqm | S$860,000 | S$8,269 psm | ×1.000 | S$8,269 psm |
| Sept 2026 | Blk 109 | 13 TO 15 | 105 sqm | S$890,000 | S$8,476 psm | ×1.000 | S$8,476 psm |
| Sept 2026 | Blk 105 | 07 TO 09 | 104 sqm | S$848,000 | S$8,154 psm | ×1.000 | S$8,154 psm |
| Aug 2026 | Blk 115 | 04 TO 06 | 104 sqm | S$836,000 | S$8,038 psm | ×1.000 | S$8,038 psm |
| Jul 2026 | Blk 122 | 01 TO 03 | 90 sqm | S$750,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Jun 2026 | Blk 123 | 07 TO 09 | 105 sqm | S$848,000 | S$8,076 psm | ×1.000 | S$8,076 psm |
| May 2026 | Blk 113 | 10 TO 12 | 105 sqm | S$850,000 | S$8,095 psm | ×1.000 | S$8,095 psm |
| May 2026 | Blk 123 | 01 TO 03 | 104 sqm | S$788,000 | S$7,577 psm | ×1.000 | S$7,577 psm |
| Apr 2026 | Blk 131 | 10 TO 12 | 105 sqm | S$825,000 | S$7,857 psm | ×1.000 | S$7,857 psm |
| Apr 2026 | Blk 130 | 04 TO 06 | 105 sqm | S$850,000 | S$8,095 psm | ×1.000 | S$8,095 psm |
| Apr 2026 | Blk 143 | 01 TO 03 | 104 sqm | S$818,888 | S$7,874 psm | ×1.000 | S$7,874 psm |
| Mar 2026 | Blk 114 | 07 TO 09 | 104 sqm | S$890,000 | S$8,558 psm | ×0.997 | S$8,532 psm |
| Mar 2026 | Blk 113 | 10 TO 12 | 105 sqm | S$820,000 | S$7,810 psm | ×0.997 | S$7,786 psm |
| Feb 2026 | Blk 107 | 10 TO 12 | 104 sqm | S$830,888 | S$7,989 psm | ×0.997 | S$7,966 psm |
| Jan 2026 | Blk 112 | 01 TO 03 | 104 sqm | S$780,000 | S$7,500 psm | ×0.997 | S$7,478 psm |
| Dec 2025 | Blk 115 | 01 TO 03 | 104 sqm | S$825,000 | S$7,933 psm | ×0.996 | S$7,902 psm |
| Dec 2025 | Blk 130 | 10 TO 12 | 105 sqm | S$860,000 | S$8,190 psm | ×0.996 | S$8,158 psm |
| Nov 2025 | Blk 118 | 01 TO 03 | 89 sqm | S$675,000 | S$7,584 psm | ×0.996 | S$7,554 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.
5.30% gross yield
S$44,400 of rent a year against the estimate above · 1.76 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 78 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 109 | 4 ROOM | S$4,100 |
| Sept 2026 | 124 | 4 ROOM | S$4,100 |
| Sept 2026 | 107 | 4 ROOM | S$4,100 |
| Sept 2026 | 114 | 4 ROOM | S$3,800 |
| Sept 2026 | 125 | 4 ROOM | S$3,700 |
| Sept 2026 | 127 | 4 ROOM | S$3,690 |
| Sept 2026 | 130 | 4 ROOM | S$3,600 |
| Sept 2026 | 109 | 4 ROOM | S$3,000 |
median of 78 HDB rental approvals for 4 ROOM on Bishan St 12 since 2025-10.
Buying or selling at S$837,961?
Buying: Stamp duty on S$837,961 · Cash and CPF needed on S$837,961 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$837,961.
Each opens with this figure filled in; change anything there.
Primary schools near 115 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 · 596 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 740 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- First Toa Payoh Primary School · 1,047 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Kheng Cheng School · 1,101 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Marymount Convent School (girls) · 1,192 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,329 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,376 m
- St. Gabriel's Primary School (boys) · 1,428 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,679 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Ghee Primary School · 1,871 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,946 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 115 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 104 sqm | S$836,000 | S$8,038 psm |
| Dec 2025 | Blk 115 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 104 sqm | S$825,000 | S$7,933 psm |
| Dec 2025 | Blk 115 · 3 ROOM · 01 TO 03 · Simplified · 59 years left | 64 sqm | S$540,000 | S$8,438 psm |
| Oct 2025 | Blk 115 · 3 ROOM · 04 TO 06 · Simplified · 59 years left | 64 sqm | S$560,000 | S$8,750 psm |
| Jul 2025 | Blk 115 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$575,000 | S$8,984 psm |
| May 2025 | Blk 115 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$888,000 | S$8,538 psm |
| Aug 2024 | Blk 115 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$540,000 | S$8,438 psm |
| Jul 2024 | Blk 115 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$540,000 | S$8,438 psm |
| Jul 2024 | Blk 115 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$520,000 | S$8,125 psm |
| Apr 2024 | Blk 115 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$780,000 | S$7,500 psm |
| Nov 2023 | Blk 115 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 84 sqm | S$650,000 | S$7,738 psm |
| Nov 2023 | Blk 115 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 70 sqm | S$510,000 | S$7,286 psm |
| Jul 2023 | Blk 115 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$612,888 | S$7,296 psm |
| Feb 2023 | Blk 115 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$626,000 | S$7,452 psm |
| Jan 2023 | Blk 115 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$508,000 | S$7,938 psm |
| Jun 2022 | Blk 115 · 3 ROOM · 07 TO 09 · Simplified · 63 years left | 64 sqm | S$470,000 | S$7,344 psm |
| Nov 2021 | Blk 115 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$410,000 | S$6,406 psm |
| Oct 2021 | Blk 115 · 3 ROOM · 07 TO 09 · Simplified · 63 years left | 64 sqm | S$420,000 | S$6,563 psm |
Showing 18 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 115 · 3 ROOM | S$3,300 | — |
| Aug 2026 | Blk 115 · 3 ROOM | S$3,050 | — |
| Jul 2026 | Blk 115 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 115 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 115 · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 115 · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 115 · 3 ROOM | S$3,300 | — |
| Oct 2024 | Blk 115 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 115 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 115 · 3 ROOM | S$3,050 | — |
| Jan 2024 | Blk 115 · 3 ROOM | S$2,400 | — |
| Oct 2023 | Blk 115 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 115 · 3 ROOM | S$2,700 | — |
| Feb 2023 | Blk 115 · 3 ROOM | S$3,300 | — |
| Jun 2022 | Blk 115 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 115 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 115 · 3 ROOM | S$1,950 | — |
| Oct 2021 | Blk 115 · 3 ROOM | S$2,100 | — |
| Aug 2021 | Blk 115 · 3 ROOM | S$2,200 | — |
| May 2021 | Blk 115 · 3 ROOM | S$2,100 | — |
| Mar 2021 | Blk 115 · 3 ROOM | S$2,200 | — |
| Feb 2021 | Blk 115 · 3 ROOM | S$2,100 | — |
| Jan 2021 | Blk 115 · 3 ROOM | S$1,850 | — |
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$799,914 | S$883,170 | S$956,490 | S$973,218 |
| 10 years | 48 years | S$759,621 | S$925,974 | S$1,086,103 | S$1,124,425 |
| 20 years | 38 years | S$667,788 | S$992,298 | S$1,365,170 | S$1,463,206 |
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.