Blk 158 Bishan St 13
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 158 | 04 TO 06 | 127 sqm | S$918,000 | S$7,228 psm | ×1.000 | S$7,228 psm |
| Aug 2026 | Blk 158 | 07 TO 09 | 127 sqm | S$1,100,000 | S$8,661 psm | ×1.000 | S$8,661 psm |
| May 2026 | Blk 158 | 04 TO 06 | 121 sqm | S$870,000 | S$7,190 psm | ×1.000 | S$7,190 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.
5.16% gross yield
S$47,400 of rent a year against the estimate above · 0.52 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 60 to 69 years of lease left yield 5.68%, from 25 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$918,000?
Buying: Stamp duty on S$918,000 · Cash and CPF needed on S$918,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$918,000.
Each opens with this figure filled in; change anything there.
Primary schools near 158 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 · 268 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 612 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 668 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 941 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Kheng Cheng School · 1,322 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Yangzheng Primary School · 1,323 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 1,389 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,449 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,454 m
- Marymount Convent School (girls) · 1,853 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,860 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 158 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 127 sqm | S$918,000 | S$7,228 psm |
| Aug 2026 | Blk 158 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 127 sqm | S$1,100,000 | S$8,661 psm |
| May 2026 | Blk 158 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 121 sqm | S$870,000 | S$7,190 psm |
| Apr 2025 | Blk 158 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 121 sqm | S$1,008,000 | S$8,331 psm |
| Dec 2024 | Blk 158 · 5 ROOM · 13 TO 15 · Improved · 62 years left | 121 sqm | S$968,000 | S$8,000 psm |
| Sept 2024 | Blk 158 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$670,000 | S$6,442 psm |
| May 2024 | Blk 158 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 121 sqm | S$968,000 | S$8,000 psm |
| Apr 2023 | Blk 158 · 5 ROOM · 01 TO 03 · Improved · 64 years left | 121 sqm | S$780,000 | S$6,446 psm |
| Oct 2022 | Blk 158 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 121 sqm | S$925,888 | S$7,652 psm |
| Oct 2022 | Blk 158 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 127 sqm | S$780,000 | S$6,142 psm |
| Aug 2022 | Blk 158 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 121 sqm | S$688,000 | S$5,686 psm |
| Nov 2021 | Blk 158 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 131 sqm | S$705,000 | S$5,382 psm |
Showing 12 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 158 · 5 ROOM | S$3,400 | — |
| May 2026 | Blk 158 · 5 ROOM | S$3,000 | — |
| Mar 2026 | Blk 158 · 5 ROOM | S$3,900 | — |
| Dec 2025 | Blk 158 · 5 ROOM | S$3,900 | — |
| Apr 2025 | Blk 158 · 5 ROOM | S$4,200 | — |
| Mar 2025 | Blk 158 · 5 ROOM | S$4,200 | — |
| Dec 2024 | Blk 158 · 5 ROOM | S$3,800 | — |
| Sept 2024 | Blk 158 · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 158 · 5 ROOM | S$2,800 | — |
| Mar 2024 | Blk 158 · 5 ROOM | S$4,200 | — |
| Dec 2023 | Blk 158 · 5 ROOM | S$4,200 | — |
| Oct 2023 | Blk 158 · 5 ROOM | S$3,700 | — |
| Apr 2023 | Blk 158 · 5 ROOM | S$4,200 | — |
| Jan 2023 | Blk 158 · 5 ROOM | S$4,500 | — |
| Oct 2022 | Blk 158 · 5 ROOM | S$3,000 | — |
| Sept 2022 | Blk 158 · 5 ROOM | S$2,400 | — |
| Jun 2022 | Blk 158 · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 158 · 5 ROOM | S$2,700 | — |
| Oct 2021 | Blk 158 · 5 ROOM | S$2,900 | — |
| Aug 2021 | Blk 158 · 5 ROOM | S$2,500 | — |
| Jul 2021 | Blk 158 · 5 ROOM | S$2,550 | — |
| Mar 2021 | Blk 158 · 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 60 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 | 55 years | S$885,682 | S$977,865 | S$1,059,046 | S$1,077,568 |
| 10 years | 50 years | S$845,469 | S$1,030,622 | S$1,208,848 | S$1,251,501 |
| 20 years | 40 years | S$756,110 | S$1,123,540 | S$1,545,728 | S$1,656,730 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.