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HDB · 570170

Blk 170 Bishan St 13

Project page · 99-year lease from 1987

Indicative value range
S$638,383 – S$716,318
Indicative mid S$679,075 · S$8,182 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 18510 TO 1288 sqmS$738,000S$8,386 psm×1.000S$8,386 psm
Sept 2026Blk 15307 TO 0984 sqmS$658,000S$7,833 psm×1.000S$7,833 psm
Sept 2026Blk 18107 TO 0986 sqmS$708,000S$8,233 psm×1.000S$8,233 psm
Sept 2026Blk 15307 TO 0984 sqmS$628,138S$7,478 psm×1.000S$7,478 psm
Sept 2026Blk 17710 TO 1283 sqmS$725,000S$8,735 psm×1.000S$8,735 psm
Sept 2026Blk 17704 TO 0683 sqmS$660,000S$7,952 psm×1.000S$7,952 psm
Aug 2026Blk 18507 TO 0985 sqmS$740,000S$8,706 psm×1.000S$8,706 psm
Jul 2026Blk 16707 TO 0984 sqmS$635,000S$7,560 psm×1.000S$7,560 psm
Jun 2026Blk 16604 TO 0684 sqmS$640,000S$7,619 psm×1.000S$7,619 psm
Jun 2026Blk 18404 TO 0683 sqmS$750,000S$9,036 psm×1.000S$9,036 psm
Jun 2026Blk 17107 TO 0984 sqmS$693,888S$8,261 psm×1.000S$8,261 psm
May 2026Blk 17507 TO 0988 sqmS$675,888S$7,681 psm×1.000S$7,681 psm
Apr 2026Blk 15304 TO 0684 sqmS$648,800S$7,724 psm×1.000S$7,724 psm
Mar 2026Blk 19310 TO 1283 sqmS$830,000S$10,000 psm×0.997S$9,971 psm
Feb 2026Blk 17810 TO 1283 sqmS$728,000S$8,771 psm×0.997S$8,745 psm
Feb 2026Blk 16607 TO 0984 sqmS$708,000S$8,429 psm×0.997S$8,404 psm
Jan 2026Blk 15407 TO 0984 sqmS$685,000S$8,155 psm×0.997S$8,131 psm
Nov 2025Blk 15304 TO 0684 sqmS$644,000S$7,667 psm×0.996S$7,637 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.

6.36% gross yield

S$43,200 of rent a year against the estimate above · 0.7 points below flats like it

Homes like this rent for about S$3,600 a month, the middle of 57 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 20261754 ROOMS$3,300
Sept 20261704 ROOMS$3,000
Sept 20261664 ROOMS$2,500
Sept 20261714 ROOMS$2,500
Aug 20261814 ROOMS$4,000
Aug 20261884 ROOMS$3,800
Aug 20261784 ROOMS$3,100
Aug 20261664 ROOMS$3,000

median of 57 HDB rental approvals for 4 ROOM on Bishan St 13 since 2025-10.

Buying or selling at S$679,075?

Buying: Stamp duty on S$679,075 · Cash and CPF needed on S$679,075 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$679,075.

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

Primary schools near 170 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 170 · 5 ROOM · 04 TO 06 · Improved · 60 years left
121 sqmS$925,000S$7,645 psm
Mar 2026
Blk 170 · 5 ROOM · 04 TO 06 · Improved · 61 years left
121 sqmS$922,000S$7,620 psm
Dec 2024
Blk 170 · 5 ROOM · 01 TO 03 · Improved · 62 years left
121 sqmS$900,000S$7,438 psm
Jul 2024
Blk 170 · 5 ROOM · 04 TO 06 · Improved · 62 years left
121 sqmS$915,000S$7,562 psm
Jan 2024
Blk 170 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
83 sqmS$530,000S$6,386 psm
Apr 2023
Blk 170 · 4 ROOM · 04 TO 06 · Simplified · 64 years left
83 sqmS$610,000S$7,349 psm
Sept 2022
Blk 170 · 5 ROOM · 07 TO 09 · Improved · 64 years left
123 sqmS$888,000S$7,220 psm
See more

Showing 7 of 39.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years54 yearsS$648,243S$715,712S$775,130S$788,686
10 years49 yearsS$615,589S$750,400S$880,167S$911,222
20 years39 yearsS$541,169S$804,148S$1,106,320S$1,185,767

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.