homequant
HDB · 570176

Blk 176 Bishan St 13

Project page · 99-year lease from 1988

Indicative value range
S$553,097 – S$573,986
Indicative mid S$561,880 · S$8,779 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 17604 TO 0664 sqmS$556,000S$8,688 psm×1.000S$8,688 psm
Feb 2026Blk 17604 TO 0664 sqmS$546,000S$8,531 psm×0.997S$8,506 psm
Dec 2025Blk 17604 TO 0664 sqmS$570,000S$8,906 psm×0.996S$8,871 psm
Nov 2025Blk 17607 TO 0964 sqmS$595,000S$9,297 psm×0.996S$9,260 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.

6.41% gross yield

S$36,000 of rent a year against the estimate above · 0.96 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 37 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 20261853 ROOMS$3,000
Sept 20261933 ROOMS$3,000
Aug 20261763 ROOMS$3,100
Aug 20261763 ROOMS$3,000
Aug 20261953 ROOMS$3,000
Aug 20261713 ROOMS$2,500
Aug 20261803 ROOMS$1,600
Jul 20261853 ROOMS$3,100

median of 37 HDB rental approvals for 3 ROOM on Bishan St 13 since 2025-10.

Buying or selling at S$561,880?

Buying: Stamp duty on S$561,880 · Cash and CPF needed on S$561,880 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$561,880.

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

Primary schools near 176 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
Jun 2026
Blk 176 · 3 ROOM · 04 TO 06 · Simplified · 61 years left
64 sqmS$556,000S$8,688 psm
Feb 2026
Blk 176 · 3 ROOM · 04 TO 06 · Simplified · 61 years left
64 sqmS$546,000S$8,531 psm
Dec 2025
Blk 176 · 3 ROOM · 04 TO 06 · Simplified · 61 years left
64 sqmS$570,000S$8,906 psm
Nov 2025
Blk 176 · 3 ROOM · 07 TO 09 · Simplified · 61 years left
64 sqmS$595,000S$9,297 psm
Jul 2025
Blk 176 · 4 ROOM · 07 TO 09 · Simplified · 62 years left
84 sqmS$768,000S$9,143 psm
Jul 2025
Blk 176 · 4 ROOM · 01 TO 03 · Simplified · 62 years left
84 sqmS$648,888S$7,725 psm
Jan 2025
Blk 176 · 3 ROOM · 04 TO 06 · Simplified · 62 years left
64 sqmS$500,000S$7,813 psm
Dec 2024
Blk 176 · 3 ROOM · 10 TO 12 · Simplified · 63 years left
64 sqmS$540,000S$8,438 psm
Oct 2024
Blk 176 · 3 ROOM · 07 TO 09 · Simplified · 63 years left
64 sqmS$530,000S$8,281 psm
Jul 2024
Blk 176 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
88 sqmS$720,000S$8,182 psm
Jul 2024
Blk 176 · 3 ROOM · 01 TO 03 · Simplified · 63 years left
excluded: outlier
64 sqmS$500,000S$7,813 psm
May 2024
Blk 176 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
84 sqmS$560,000S$6,667 psm
Apr 2024
Blk 176 · 4 ROOM · 07 TO 09 · Simplified · 63 years left
88 sqmS$680,888S$7,737 psm
Mar 2023
Blk 176 · 4 ROOM · 07 TO 09 · Simplified · 64 years left
88 sqmS$650,000S$7,386 psm
Jul 2022
Blk 176 · 4 ROOM · 01 TO 03 · Simplified · 65 years left
84 sqmS$535,000S$6,369 psm
Jun 2022
Blk 176 · 4 ROOM · 01 TO 03 · Simplified · 65 years left
88 sqmS$560,000S$6,364 psm
May 2022
Blk 176 · 3 ROOM · 01 TO 03 · Simplified · 65 years left
64 sqmS$405,000S$6,328 psm
Apr 2022
Blk 176 · 4 ROOM · 10 TO 12 · Simplified · 65 years left
84 sqmS$555,000S$6,607 psm
See more

Showing 18 of 79.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$542,099S$598,521S$648,210S$659,547
10 years50 yearsS$517,486S$630,813S$739,900S$766,006
20 years40 yearsS$462,792S$687,685S$946,094S$1,014,035

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.