Blk 188 Bishan St 13
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 185 | 04 TO 06 | 64 sqm | S$545,000 | S$8,516 psm | ×1.000 | S$8,516 psm |
| Jun 2026 | Blk 195 | 10 TO 12 | 64 sqm | S$568,888 | S$8,889 psm | ×1.000 | S$8,889 psm |
| Jun 2026 | Blk 176 | 04 TO 06 | 64 sqm | S$556,000 | S$8,688 psm | ×1.000 | S$8,688 psm |
| May 2026 | Blk 185 | 04 TO 06 | 64 sqm | S$545,000 | S$8,516 psm | ×1.000 | S$8,516 psm |
| Feb 2026 | Blk 176 | 04 TO 06 | 64 sqm | S$546,000 | S$8,531 psm | ×0.997 | S$8,506 psm |
| Jan 2026 | Blk 171 | 07 TO 09 | 64 sqm | S$567,000 | S$8,859 psm | ×0.997 | S$8,833 psm |
| Dec 2025 | Blk 176 | 04 TO 06 | 64 sqm | S$570,000 | S$8,906 psm | ×0.996 | S$8,871 psm |
| Nov 2025 | Blk 180 | 07 TO 09 | 64 sqm | S$550,000 | S$8,594 psm | ×0.996 | S$8,560 psm |
| Nov 2025 | Blk 171 | 01 TO 03 | 64 sqm | S$518,000 | S$8,094 psm | ×0.996 | S$8,062 psm |
| Nov 2025 | Blk 176 | 07 TO 09 | 64 sqm | S$595,000 | S$9,297 psm | ×0.996 | S$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.
6.52% gross yield
S$36,000 of rent a year against the estimate above · 0.86 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 185 | 3 ROOM | S$3,000 |
| Sept 2026 | 193 | 3 ROOM | S$3,000 |
| Aug 2026 | 176 | 3 ROOM | S$3,100 |
| Aug 2026 | 176 | 3 ROOM | S$3,000 |
| Aug 2026 | 195 | 3 ROOM | S$3,000 |
| Aug 2026 | 171 | 3 ROOM | S$2,500 |
| Aug 2026 | 180 | 3 ROOM | S$1,600 |
| Jul 2026 | 185 | 3 ROOM | S$3,100 |
median of 37 HDB rental approvals for 3 ROOM on Bishan St 13 since 2025-10.
Buying or selling at S$551,919?
Buying: Stamp duty on S$551,919 · Cash and CPF needed on S$551,919 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$551,919.
Each opens with this figure filled in; change anything there.
Primary schools near 188 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 · 201 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 770 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- First Toa Payoh Primary School · 1,056 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Townsville Primary School · 1,067 m · near the line — check on OneMap
- St. Gabriel's Primary School (boys) · 1,076 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pei Chun Public School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 1,395 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Our Lady of Good Counsel (girls) · 1,545 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,592 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,633 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,787 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2025 | Blk 188 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 64 sqm | S$545,000 | S$8,516 psm |
| Feb 2025 | Blk 188 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$543,000 | S$8,484 psm |
| Oct 2024 | Blk 188 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 85 sqm | S$755,000 | S$8,882 psm |
| Aug 2024 | Blk 188 · 4 ROOM · 10 TO 12 · Simplified · 63 years left | 84 sqm | S$802,000 | S$9,548 psm |
| Aug 2023 | Blk 188 · 3 ROOM · 10 TO 12 · Simplified · 64 years left | 64 sqm | S$520,000 | S$8,125 psm |
| Jan 2023 | Blk 188 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 85 sqm | S$675,000 | S$7,941 psm |
| Jan 2023 | Blk 188 · 3 ROOM · 07 TO 09 · Simplified · 64 years left | 64 sqm | S$500,000 | S$7,813 psm |
Showing 7 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 188 · 4 ROOM | S$3,800 | — |
| Jul 2026 | Blk 188 · 4 ROOM | S$3,500 | — |
| Feb 2026 | Blk 188 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 188 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 188 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 188 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 188 · 4 ROOM | S$2,800 | — |
| Mar 2025 | Blk 188 · 3 ROOM | S$3,600 | — |
| Oct 2024 | Blk 188 · 4 ROOM | S$4,000 | — |
| Oct 2024 | Blk 188 · 3 ROOM | S$3,800 | — |
| Oct 2024 | Blk 188 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 188 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 188 · 4 ROOM | S$3,800 | — |
| Aug 2024 | Blk 188 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 188 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 188 · 3 ROOM | S$2,700 | — |
| Oct 2023 | Blk 188 · 3 ROOM | S$2,400 | — |
| Jun 2023 | Blk 188 · 4 ROOM | S$2,250 | — |
| May 2023 | Blk 188 · 4 ROOM | S$3,640 | — |
| Jan 2023 | Blk 188 · 4 ROOM | S$4,000 | — |
| Nov 2022 | Blk 188 · 3 ROOM | S$2,400 | — |
| Oct 2022 | Blk 188 · 4 ROOM | S$4,000 | — |
| Oct 2022 | Blk 188 · 3 ROOM | S$3,800 | — |
| Aug 2022 | Blk 188 · 4 ROOM | S$3,200 | — |
| Mar 2022 | Blk 188 · 3 ROOM | S$2,200 | — |
| Jan 2022 | Blk 188 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 188 · 4 ROOM | S$2,400 | — |
| Jun 2021 | Blk 188 · 4 ROOM | S$2,250 | — |
| May 2021 | Blk 188 · 4 ROOM | S$2,800 | — |
| Jan 2021 | Blk 188 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 188 · 3 ROOM | S$1,800 | — |
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$532,489 | S$587,911 | S$636,719 | S$647,854 |
| 10 years | 50 years | S$508,312 | S$619,630 | S$726,783 | S$752,426 |
| 20 years | 40 years | S$454,588 | S$675,494 | S$929,321 | S$996,058 |
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.