Blk 132 Bishan St 12
Project page · 99-year lease from 1987
Based on 10 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 110 | 04 TO 06 | 64 sqm | S$533,000 | S$8,328 psm | ×1.000 | S$8,328 psm |
| Aug 2026 | Blk 129 | 04 TO 06 | 64 sqm | S$507,000 | S$7,922 psm | ×1.000 | S$7,922 psm |
| Aug 2026 | Blk 110 | 01 TO 03 | 70 sqm | S$520,000 | S$7,429 psm | ×1.000 | S$7,429 psm |
| May 2026 | Blk 110 | 07 TO 09 | 64 sqm | S$530,000 | S$8,281 psm | ×1.000 | S$8,281 psm |
| Apr 2026 | Blk 110 | 07 TO 09 | 64 sqm | S$538,000 | S$8,406 psm | ×1.000 | S$8,406 psm |
| Apr 2026 | Blk 110 | 07 TO 09 | 64 sqm | S$570,000 | S$8,906 psm | ×1.000 | S$8,906 psm |
| Feb 2026 | Blk 108 | 04 TO 06 | 64 sqm | S$535,000 | S$8,359 psm | ×0.997 | S$8,335 psm |
| Dec 2025 | Blk 115 | 01 TO 03 | 64 sqm | S$540,000 | S$8,438 psm | ×0.996 | S$8,404 psm |
| Dec 2025 | Blk 110 | 01 TO 03 | 64 sqm | S$520,000 | S$8,125 psm | ×0.996 | S$8,093 psm |
| Nov 2025 | Blk 110 | 07 TO 09 | 64 sqm | S$578,000 | S$9,031 psm | ×0.996 | S$8,996 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.
6.81% gross yield
S$36,300 of rent a year against the estimate above · 1 points below flats like it
Homes like this rent for about S$3,025 a month, the middle of 30 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 110 | 3 ROOM | S$3,500 |
| Sept 2026 | 115 | 3 ROOM | S$3,300 |
| Sept 2026 | 105 | 3 ROOM | S$3,250 |
| Sept 2026 | 116 | 3 ROOM | S$2,600 |
| Aug 2026 | 110 | 3 ROOM | S$3,600 |
| Aug 2026 | 115 | 3 ROOM | S$3,050 |
| Jul 2026 | 132 | 3 ROOM | S$2,900 |
| Jul 2026 | 115 | 3 ROOM | S$2,800 |
median of 30 HDB rental approvals for 3 ROOM on Bishan St 12 since 2025-10.
Buying or selling at S$533,211?
Buying: Stamp duty on S$533,211 · Cash and CPF needed on S$533,211 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$533,211.
Each opens with this figure filled in; change anything there.
Primary schools near 132 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 · 472 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 652 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 948 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- Pei Chun Public School · 951 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Catholic High School (boys) · 1,120 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,185 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,337 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,534 m
- CHIJ Primary (Toa Payoh) (girls) · 1,612 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,847 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,856 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2024 | Blk 132 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$505,000 | S$7,891 psm |
| May 2023 | Blk 132 · 3 ROOM · 01 TO 03 · Simplified · 63 years left | 64 sqm | S$488,000 | S$7,625 psm |
Showing 2 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 132 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 132 · 4 ROOM | S$4,300 | — |
| Dec 2025 | Blk 132 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 132 · 4 ROOM | S$4,200 | — |
| Dec 2024 | Blk 132 · 3 ROOM | S$2,600 | — |
| Aug 2024 | Blk 132 · 3 ROOM | S$2,900 | — |
| Jun 2024 | Blk 132 · 4 ROOM | S$4,100 | — |
| Apr 2024 | Blk 132 · 3 ROOM | S$3,500 | — |
| Jul 2023 | Blk 132 · 4 ROOM | S$2,800 | — |
| Dec 2022 | Blk 132 · 3 ROOM | S$1,900 | — |
| Jul 2022 | Blk 132 · 3 ROOM | S$2,700 | — |
| Dec 2021 | Blk 132 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 132 · 3 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 54 years | S$509,001 | S$561,978 | S$608,633 | S$619,278 |
| 10 years | 49 years | S$483,362 | S$589,215 | S$691,108 | S$715,493 |
| 20 years | 39 years | S$424,926 | S$631,418 | S$868,684 | S$931,066 |
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.