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HDB · 570191

Blk 191 Bishan St 13

Project page · 99-year lease from 1987

Indicative value range
S$914,443 – S$1,024,087
Indicative mid S$962,049 · S$7,951 psm

Based on 39 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 17907 TO 09121 sqmS$1,020,000S$8,430 psm×1.000S$8,430 psm
Oct 2026Blk 16113 TO 15131 sqmS$1,113,148S$8,497 psm×1.000S$8,497 psm
Oct 2026Blk 19101 TO 03121 sqmS$900,000S$7,438 psm×1.000S$7,438 psm
Oct 2026Blk 15613 TO 15121 sqmS$946,000S$7,818 psm×1.000S$7,818 psm
Oct 2026Blk 15504 TO 06130 sqmS$950,000S$7,308 psm×1.000S$7,308 psm
Oct 2026Blk 17201 TO 03121 sqmS$875,000S$7,231 psm×1.000S$7,231 psm
Sept 2026Blk 15510 TO 12121 sqmS$955,000S$7,893 psm×1.000S$7,893 psm
Sept 2026Blk 17004 TO 06121 sqmS$925,000S$7,645 psm×1.000S$7,645 psm
Sept 2026Blk 15719 TO 21121 sqmS$990,000S$8,182 psm×1.000S$8,182 psm
Sept 2026Blk 15804 TO 06127 sqmS$918,000S$7,228 psm×1.000S$7,228 psm
Sept 2026Blk 16310 TO 12121 sqmS$940,000S$7,769 psm×1.000S$7,769 psm
Sept 2026Blk 19004 TO 06121 sqmS$1,080,000S$8,926 psm×1.000S$8,926 psm
Sept 2026Blk 15307 TO 09119 sqmS$1,000,000S$8,403 psm×1.000S$8,403 psm
Sept 2026Blk 19007 TO 09121 sqmS$1,000,000S$8,264 psm×1.000S$8,264 psm
Sept 2026Blk 17307 TO 09121 sqmS$913,888S$7,553 psm×1.000S$7,553 psm
Aug 2026Blk 19407 TO 09121 sqmS$1,038,000S$8,579 psm×1.000S$8,579 psm
Aug 2026Blk 15807 TO 09127 sqmS$1,100,000S$8,661 psm×1.000S$8,661 psm
Jul 2026Blk 16704 TO 06122 sqmS$970,000S$7,951 psm×1.000S$7,951 psm
Jul 2026Blk 16104 TO 06121 sqmS$908,888S$7,511 psm×1.000S$7,511 psm
Jul 2026Blk 15304 TO 06130 sqmS$930,000S$7,154 psm×1.000S$7,154 psm
Jun 2026Blk 19413 TO 15121 sqmS$1,060,000S$8,760 psm×1.000S$8,760 psm
Jun 2026Blk 15516 TO 18121 sqmS$1,100,000S$9,091 psm×1.000S$9,091 psm
Jun 2026Blk 17810 TO 12121 sqmS$978,000S$8,083 psm×1.000S$8,083 psm
Jun 2026Blk 16504 TO 06121 sqmS$930,000S$7,686 psm×1.000S$7,686 psm
May 2026Blk 19016 TO 18121 sqmS$1,005,000S$8,306 psm×1.000S$8,306 psm
May 2026Blk 15804 TO 06121 sqmS$870,000S$7,190 psm×1.000S$7,190 psm
May 2026Blk 19207 TO 09120 sqmS$1,110,000S$9,250 psm×1.000S$9,250 psm
May 2026Blk 17910 TO 12121 sqmS$1,080,000S$8,926 psm×1.000S$8,926 psm
May 2026Blk 16104 TO 06121 sqmS$978,000S$8,083 psm×1.000S$8,083 psm
Apr 2026Blk 15307 TO 09121 sqmS$958,000S$7,917 psm×1.000S$7,917 psm
Apr 2026Blk 15304 TO 06130 sqmS$950,000S$7,308 psm×1.000S$7,308 psm
Apr 2026Blk 15404 TO 06121 sqmS$915,000S$7,562 psm×1.000S$7,562 psm
Apr 2026Blk 16810 TO 12121 sqmS$1,036,000S$8,562 psm×1.000S$8,562 psm
Mar 2026Blk 17004 TO 06121 sqmS$922,000S$7,620 psm×0.997S$7,597 psm
Mar 2026Blk 16607 TO 09122 sqmS$990,000S$8,115 psm×0.997S$8,091 psm
Mar 2026Blk 15707 TO 09121 sqmS$918,000S$7,587 psm×0.997S$7,564 psm
Dec 2025Blk 19213 TO 15120 sqmS$1,100,000S$9,167 psm×0.996S$9,131 psm
Dec 2025Blk 18204 TO 06121 sqmS$975,000S$8,058 psm×0.996S$8,026 psm
Nov 2025Blk 16407 TO 09131 sqmS$960,000S$7,328 psm×0.996S$7,299 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.

4.93% gross yield

S$47,400 of rent a year against the estimate above · 0.95 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

ApprovedBlockFlatRent a month
Sept 20261665 ROOMS$4,500
Sept 20261925 ROOMS$4,250
Sept 20261945 ROOMS$4,200
Sept 20261665 ROOMS$4,100
Sept 20261645 ROOMS$3,900
Sept 20261665 ROOMS$3,900
Sept 20261685 ROOMS$3,800
Sept 20261585 ROOMS$3,400

median of 52 HDB rental approvals for 5 ROOM on Bishan St 13 since 2025-10.

Buying or selling at S$962,049?

Buying: Stamp duty on S$962,049 · Cash and CPF needed on S$962,049 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$962,049.

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

Primary schools near 191 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
Oct 2026
Blk 191 · 5 ROOM · 01 TO 03 · Improved · 60 years left
121 sqmS$900,000S$7,438 psm
Sept 2024
Blk 191 · 5 ROOM · 01 TO 03 · Improved · 62 years left
121 sqmS$1,038,000S$8,579 psm
Sept 2023
Blk 191 · 5 ROOM · 07 TO 09 · Improved · 63 years left
121 sqmS$965,000S$7,975 psm
Aug 2023
Blk 191 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
83 sqmS$698,000S$8,410 psm
Feb 2022
Blk 191 · 5 ROOM · 01 TO 03 · Improved · 64 years left
121 sqmS$820,000S$6,777 psm
See more

Showing 5 of 35.

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$918,368S$1,013,953S$1,098,130S$1,117,336
10 years49 yearsS$872,108S$1,063,095S$1,246,937S$1,290,933
20 years39 yearsS$766,676S$1,139,241S$1,567,329S$1,679,882

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.