Blk 153 Bishan St 13
Project page · 99-year lease from 1987
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 153 | 07 TO 09 | 119 sqm | S$1,000,000 | S$8,403 psm | ×1.000 | S$8,403 psm |
| Jul 2026 | Blk 153 | 04 TO 06 | 130 sqm | S$930,000 | S$7,154 psm | ×1.000 | S$7,154 psm |
| Apr 2026 | Blk 153 | 07 TO 09 | 121 sqm | S$958,000 | S$7,917 psm | ×1.000 | S$7,917 psm |
| Apr 2026 | Blk 153 | 04 TO 06 | 130 sqm | S$950,000 | S$7,308 psm | ×1.000 | S$7,308 psm |
How accurate is this estimate for Bishan St 13?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Bishan St 13 since.
- Median error
- 4.6%
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.
5.15% gross yield
S$47,400 of rent a year against the estimate above · 0.73 points below flats like it
Homes like this rent for about S$3,950 a month, the middle of 52 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 | 166 | 5 ROOM | S$4,500 |
| Sept 2026 | 192 | 5 ROOM | S$4,250 |
| Sept 2026 | 194 | 5 ROOM | S$4,200 |
| Sept 2026 | 166 | 5 ROOM | S$4,100 |
| Sept 2026 | 164 | 5 ROOM | S$3,900 |
| Sept 2026 | 166 | 5 ROOM | S$3,900 |
| Sept 2026 | 168 | 5 ROOM | S$3,800 |
| Sept 2026 | 158 | 5 ROOM | S$3,400 |
median of 52 HDB rental approvals for 5 ROOM on Bishan St 13 since 2025-10.
Buying or selling at S$921,115?
Buying: Stamp duty on S$921,115 · Cash and CPF needed on S$921,115 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$921,115.
Each opens with this figure filled in; change anything there.
Primary schools near 153 Bishan St 13
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 · 286 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 560 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 803 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 890 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Kheng Cheng School · 1,200 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Catholic High School (boys) · 1,331 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,456 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,483 m
- CHIJ Our Lady of Good Counsel (girls) · 1,564 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,718 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,888 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,899 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 153 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 119 sqm | S$1,000,000 | S$8,403 psm |
| Sept 2026 | Blk 153 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$628,138 | S$7,478 psm |
| Sept 2026 | Blk 153 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$658,000 | S$7,833 psm |
| Jul 2026 | Blk 153 · 5 ROOM · 04 TO 06 · Improved · 60 years left | 130 sqm | S$930,000 | S$7,154 psm |
| Apr 2026 | Blk 153 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 130 sqm | S$950,000 | S$7,308 psm |
| Apr 2026 | Blk 153 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$958,000 | S$7,917 psm |
| Apr 2026 | Blk 153 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$648,800 | S$7,724 psm |
| Nov 2025 | Blk 153 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$644,000 | S$7,667 psm |
| Aug 2025 | Blk 153 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 119 sqm | S$888,000 | S$7,462 psm |
| Jan 2025 | Blk 153 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 84 sqm | S$628,000 | S$7,476 psm |
| Sept 2024 | Blk 153 · 5 ROOM · 01 TO 03 · Improved · 62 years left | 121 sqm | S$880,000 | S$7,273 psm |
| Jun 2023 | Blk 153 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 130 sqm | S$795,000 | S$6,115 psm |
| Apr 2023 | Blk 153 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$498,000 | S$5,929 psm |
| Oct 2022 | Blk 153 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$605,000 | S$7,202 psm |
| Sept 2022 | Blk 153 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 121 sqm | S$780,000 | S$6,446 psm |
| Mar 2022 | Blk 153 · 4 ROOM · 07 TO 09 · Simplified · 65 years left | 84 sqm | S$528,000 | S$6,286 psm |
| Feb 2022 | Blk 153 · 4 ROOM · 07 TO 09 · Simplified · 65 years left | 84 sqm | S$518,000 | S$6,167 psm |
| Dec 2021 | Blk 153 · 5 ROOM · 07 TO 09 · Improved · 65 years left | 119 sqm | S$790,000 | S$6,639 psm |
| Dec 2021 | Blk 153 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 119 sqm | S$730,000 | S$6,134 psm |
Showing 19 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 153 · 4 ROOM | S$3,400 | — |
| Sept 2025 | Blk 153 · 5 ROOM | S$4,200 | — |
| Apr 2025 | Blk 153 · 4 ROOM | S$3,600 | — |
| Feb 2025 | Blk 153 · 4 ROOM | S$3,850 | — |
| Sept 2024 | Blk 153 · 5 ROOM | S$3,900 | — |
| Apr 2024 | Blk 153 · 4 ROOM | S$2,740 | — |
| Mar 2024 | Blk 153 · 5 ROOM | S$4,000 | — |
| Mar 2024 | Blk 153 · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 153 · 4 ROOM | S$3,550 | — |
| Mar 2023 | Blk 153 · 4 ROOM | S$4,000 | — |
| Mar 2023 | Blk 153 · 4 ROOM | S$2,100 | — |
| Nov 2022 | Blk 153 · 5 ROOM | S$4,000 | — |
| Oct 2021 | Blk 153 · 4 ROOM | S$2,100 | — |
| Mar 2021 | Blk 153 · 4 ROOM | S$2,100 | — |
| Feb 2021 | Blk 153 · 4 ROOM | S$2,050 | — |
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$879,293 | S$970,810 | S$1,051,406 | S$1,069,794 |
| 10 years | 49 years | S$835,001 | S$1,017,861 | S$1,193,881 | S$1,236,005 |
| 20 years | 39 years | S$734,055 | S$1,090,767 | S$1,500,640 | S$1,608,405 |
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.