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HDB · 570120

Blk 120 Bishan St 12

Project page · 99-year lease from 1986

Indicative value range
S$681,905 – S$758,054
Indicative mid S$692,560 · S$7,738 psm

Based on 24 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
Sept 2026Blk 10904 TO 0684 sqmS$688,000S$8,190 psm×1.000S$8,190 psm
Sept 2026Blk 12307 TO 0984 sqmS$603,888S$7,189 psm×1.000S$7,189 psm
Sept 2026Blk 14107 TO 0984 sqmS$638,000S$7,595 psm×1.000S$7,595 psm
Aug 2026Blk 13010 TO 1284 sqmS$650,000S$7,738 psm×1.000S$7,738 psm
Aug 2026Blk 12301 TO 0384 sqmS$620,000S$7,381 psm×1.000S$7,381 psm
Aug 2026Blk 12410 TO 1284 sqmS$710,000S$8,452 psm×1.000S$8,452 psm
Jul 2026Blk 12201 TO 0390 sqmS$750,000S$8,333 psm×1.000S$8,333 psm
Jul 2026Blk 13804 TO 0684 sqmS$640,000S$7,619 psm×1.000S$7,619 psm
Jul 2026Blk 13010 TO 1284 sqmS$655,000S$7,798 psm×1.000S$7,798 psm
Jun 2026Blk 14104 TO 0684 sqmS$650,000S$7,738 psm×1.000S$7,738 psm
May 2026Blk 13107 TO 0984 sqmS$640,000S$7,619 psm×1.000S$7,619 psm
Apr 2026Blk 11410 TO 1284 sqmS$740,000S$8,810 psm×1.000S$8,810 psm
Apr 2026Blk 14110 TO 1284 sqmS$650,000S$7,738 psm×1.000S$7,738 psm
Apr 2026Blk 12210 TO 1284 sqmS$650,000S$7,738 psm×1.000S$7,738 psm
Mar 2026Blk 11104 TO 0684 sqmS$765,000S$9,107 psm×0.997S$9,080 psm
Mar 2026Blk 13304 TO 0688 sqmS$788,000S$8,955 psm×0.997S$8,928 psm
Feb 2026Blk 10604 TO 0684 sqmS$608,000S$7,238 psm×0.997S$7,217 psm
Feb 2026Blk 12404 TO 0683 sqmS$640,000S$7,711 psm×0.997S$7,688 psm
Jan 2026Blk 12210 TO 1284 sqmS$718,000S$8,548 psm×0.997S$8,522 psm
Jan 2026Blk 11307 TO 0984 sqmS$718,888S$8,558 psm×0.997S$8,533 psm
Dec 2025Blk 12407 TO 0983 sqmS$720,000S$8,675 psm×0.996S$8,641 psm
Dec 2025Blk 12710 TO 1284 sqmS$650,000S$7,738 psm×0.996S$7,708 psm
Dec 2025Blk 12410 TO 1284 sqmS$675,000S$8,036 psm×0.996S$8,004 psm
Nov 2025Blk 11801 TO 0389 sqmS$675,000S$7,584 psm×0.996S$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.

6.41% gross yield

S$44,400 of rent a year against the estimate above · 0.65 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

ApprovedBlockFlatRent a month
Sept 20261094 ROOMS$4,100
Sept 20261244 ROOMS$4,100
Sept 20261074 ROOMS$4,100
Sept 20261144 ROOMS$3,800
Sept 20261254 ROOMS$3,700
Sept 20261274 ROOMS$3,690
Sept 20261304 ROOMS$3,600
Sept 20261094 ROOMS$3,000

median of 78 HDB rental approvals for 4 ROOM on Bishan St 12 since 2025-10.

Buying or selling at S$692,560?

Buying: Stamp duty on S$692,560 · Cash and CPF needed on S$692,560 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$692,560.

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

Primary schools near 120 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
Jul 2025
Blk 120 · 4 ROOM · 04 TO 06 · Simplified · 60 years left
91 sqmS$820,000S$9,011 psm
Oct 2023
Blk 120 · 3 ROOM · 01 TO 03 · Simplified · 62 years left
70 sqmS$493,000S$7,043 psm
Jun 2022
Blk 120 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
88 sqmS$538,000S$6,114 psm
See more

Showing 3 of 13.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years53 yearsS$661,115S$729,924S$790,522S$804,347
10 years48 yearsS$627,813S$765,301S$897,645S$929,317
20 years38 yearsS$551,915S$820,116S$1,128,289S$1,209,313

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.