Blk 222 Bishan St 23
Project page · 99-year lease from 1992
Based on 16 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 231 | 13 TO 15 | 148 sqm | S$1,362,888 | S$9,209 psm | ×1.000 | S$9,209 psm |
| Oct 2026 | Blk 231 | 04 TO 06 | 146 sqm | S$1,280,000 | S$8,767 psm | ×1.000 | S$8,767 psm |
| Sept 2026 | Blk 218 | 01 TO 03 | 148 sqm | S$1,160,000 | S$7,838 psm | ×1.000 | S$7,838 psm |
| Aug 2026 | Blk 231 | 01 TO 03 | 146 sqm | S$1,200,000 | S$8,219 psm | ×1.000 | S$8,219 psm |
| Aug 2026 | Blk 212 | 10 TO 12 | 156 sqm | S$1,438,000 | S$9,218 psm | ×1.000 | S$9,218 psm |
| Aug 2026 | Blk 219 | 04 TO 06 | 146 sqm | S$1,248,880 | S$8,554 psm | ×1.000 | S$8,554 psm |
| Jul 2026 | Blk 208 | 01 TO 03 | 146 sqm | S$1,190,000 | S$8,151 psm | ×1.000 | S$8,151 psm |
| Jul 2026 | Blk 231 | 01 TO 03 | 146 sqm | S$1,088,888 | S$7,458 psm | ×1.000 | S$7,458 psm |
| Jun 2026 | Blk 222 | 10 TO 12 | 154 sqm | S$1,320,000 | S$8,571 psm | ×1.000 | S$8,571 psm |
| May 2026 | Blk 231 | 07 TO 09 | 146 sqm | S$1,240,000 | S$8,493 psm | ×1.000 | S$8,493 psm |
| Apr 2026 | Blk 208 | 01 TO 03 | 146 sqm | S$1,240,000 | S$8,493 psm | ×1.000 | S$8,493 psm |
| Jan 2026 | Blk 202 | 01 TO 03 | 148 sqm | S$1,088,000 | S$7,351 psm | ×0.997 | S$7,330 psm |
| Dec 2025 | Blk 212 | 04 TO 06 | 149 sqm | S$1,200,000 | S$8,054 psm | ×0.996 | S$8,022 psm |
| Dec 2025 | Blk 212 | 07 TO 09 | 149 sqm | S$1,298,000 | S$8,711 psm | ×0.996 | S$8,677 psm |
| Nov 2025 | Blk 201 | 04 TO 06 | 151 sqm | S$1,200,000 | S$7,947 psm | ×0.996 | S$7,916 psm |
| Nov 2025 | Blk 212 | 16 TO 18 | 156 sqm | S$1,460,000 | S$9,359 psm | ×0.996 | S$9,322 psm |
How accurate is this estimate for Bishan St 23?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 50 sales in Bishan St 23 since.
- Median error
- 4.4%
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.
4.35% gross yield
S$54,000 of rent a year against the estimate above · 0.35 points below flats like it
Homes like this rent for about S$4,500 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Aug 2026 | 223 | EXECUTIVE | S$4,500 |
| Aug 2026 | 219 | EXECUTIVE | S$4,200 |
| May 2026 | 223 | EXECUTIVE | S$4,000 |
| Apr 2026 | 208 | EXECUTIVE | S$5,200 |
| Feb 2026 | 212 | EXECUTIVE | S$4,500 |
| Oct 2025 | 231 | EXECUTIVE | S$5,000 |
median of 6 HDB rental approvals for EXECUTIVE on Bishan St 23 since 2025-10.
Buying or selling at S$1,240,000?
Buying: Stamp duty on S$1,240,000 · Cash and CPF needed on S$1,240,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,240,000.
Each opens with this figure filled in; change anything there.
Primary schools near 222 Bishan St 23
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
- Catholic High School (boys) · 330 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 574 m
- Teck Ghee Primary School · 801 m · no 2025 Phase 2C ballot
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,027 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Jing Shan Primary School · 1,487 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 1,503 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,627 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,685 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,721 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 222 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 154 sqm | S$1,320,000 | S$8,571 psm |
| Sept 2025 | Blk 222 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$1,200,000 | S$8,219 psm |
| Jun 2025 | Blk 222 · EXECUTIVE · 07 TO 09 · Maisonette · 66 years left | 154 sqm | S$1,270,000 | S$8,247 psm |
| May 2025 | Blk 222 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$1,180,000 | S$8,082 psm |
| May 2025 | Blk 222 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 146 sqm | S$1,310,000 | S$8,973 psm |
| Jul 2022 | Blk 222 · EXECUTIVE · 10 TO 12 · Maisonette · 69 years left | 146 sqm | S$1,238,000 | S$8,479 psm |
| Jul 2022 | Blk 222 · EXECUTIVE · 04 TO 06 · Maisonette · 69 years left | 146 sqm | S$966,000 | S$6,616 psm |
| Nov 2021 | Blk 222 · EXECUTIVE · 04 TO 06 · Maisonette · 70 years left | 146 sqm | S$950,000 | S$6,507 psm |
Showing 8 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2024 | Blk 222 · EXECUTIVE | 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 64 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 | 59 years | S$1,196,346 | S$1,320,862 | S$1,430,519 | S$1,455,537 |
| 10 years | 54 years | S$1,142,028 | S$1,392,125 | S$1,632,866 | S$1,690,480 |
| 20 years | 44 years | S$1,021,325 | S$1,517,635 | S$2,087,911 | S$2,237,848 |
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.