Blk 224 Bishan St 23
Project page · 99-year lease from 1992
Based on 27 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 217 | 04 TO 06 | 107 sqm | S$762,000 | S$7,122 psm | ×1.000 | S$7,122 psm |
| Sept 2026 | Blk 227 | 07 TO 09 | 105 sqm | S$858,000 | S$8,171 psm | ×1.000 | S$8,171 psm |
| Sept 2026 | Blk 205 | 07 TO 09 | 103 sqm | S$838,000 | S$8,136 psm | ×1.000 | S$8,136 psm |
| Sept 2026 | Blk 209 | 04 TO 06 | 103 sqm | S$825,000 | S$8,010 psm | ×1.000 | S$8,010 psm |
| Aug 2026 | Blk 203 | 07 TO 09 | 103 sqm | S$818,000 | S$7,942 psm | ×1.000 | S$7,942 psm |
| Aug 2026 | Blk 225 | 01 TO 03 | 105 sqm | S$738,000 | S$7,029 psm | ×1.000 | S$7,029 psm |
| Aug 2026 | Blk 203 | 04 TO 06 | 103 sqm | S$815,000 | S$7,913 psm | ×1.000 | S$7,913 psm |
| Aug 2026 | Blk 204 | 01 TO 03 | 112 sqm | S$848,888 | S$7,579 psm | ×1.000 | S$7,579 psm |
| Jun 2026 | Blk 229 | 04 TO 06 | 102 sqm | S$790,000 | S$7,745 psm | ×1.000 | S$7,745 psm |
| May 2026 | Blk 224 | 01 TO 03 | 113 sqm | S$808,000 | S$7,150 psm | ×1.000 | S$7,150 psm |
| May 2026 | Blk 220 | 07 TO 09 | 105 sqm | S$875,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| May 2026 | Blk 220 | 04 TO 06 | 103 sqm | S$775,000 | S$7,524 psm | ×1.000 | S$7,524 psm |
| Apr 2026 | Blk 226 | 10 TO 12 | 102 sqm | S$828,000 | S$8,118 psm | ×1.000 | S$8,118 psm |
| Apr 2026 | Blk 226 | 01 TO 03 | 105 sqm | S$788,000 | S$7,505 psm | ×1.000 | S$7,505 psm |
| Apr 2026 | Blk 226 | 10 TO 12 | 102 sqm | S$838,000 | S$8,216 psm | ×1.000 | S$8,216 psm |
| Apr 2026 | Blk 216 | 07 TO 09 | 114 sqm | S$915,000 | S$8,026 psm | ×1.000 | S$8,026 psm |
| Mar 2026 | Blk 227 | 01 TO 03 | 105 sqm | S$743,999 | S$7,086 psm | ×0.997 | S$7,065 psm |
| Mar 2026 | Blk 220 | 07 TO 09 | 113 sqm | S$888,000 | S$7,858 psm | ×0.997 | S$7,835 psm |
| Mar 2026 | Blk 205 | 01 TO 03 | 108 sqm | S$755,000 | S$6,991 psm | ×0.997 | S$6,970 psm |
| Feb 2026 | Blk 206 | 01 TO 03 | 106 sqm | S$785,000 | S$7,406 psm | ×0.997 | S$7,384 psm |
| Feb 2026 | Blk 205 | 04 TO 06 | 117 sqm | S$875,000 | S$7,479 psm | ×0.997 | S$7,457 psm |
| Feb 2026 | Blk 220 | 01 TO 03 | 105 sqm | S$780,000 | S$7,429 psm | ×0.997 | S$7,407 psm |
| Jan 2026 | Blk 220 | 04 TO 06 | 107 sqm | S$765,000 | S$7,150 psm | ×0.997 | S$7,128 psm |
| Jan 2026 | Blk 224 | 16 TO 18 | 102 sqm | S$925,000 | S$9,069 psm | ×0.997 | S$9,042 psm |
| Dec 2025 | Blk 206 | 07 TO 09 | 103 sqm | S$825,000 | S$8,010 psm | ×0.996 | S$7,978 psm |
| Dec 2025 | Blk 209 | 01 TO 03 | 117 sqm | S$876,888 | S$7,495 psm | ×0.996 | S$7,465 psm |
| Nov 2025 | Blk 213 | 10 TO 12 | 103 sqm | S$860,000 | S$8,350 psm | ×0.996 | S$8,317 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.
5.62% gross yield
S$44,400 of rent a year against the estimate above · 1.07 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 55 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 225 | 4 ROOM | S$3,900 |
| Sept 2026 | 206 | 4 ROOM | S$3,800 |
| Sept 2026 | 229 | 4 ROOM | S$3,750 |
| Sept 2026 | 209 | 4 ROOM | S$3,555 |
| Sept 2026 | 221 | 4 ROOM | S$3,500 |
| Sept 2026 | 229 | 4 ROOM | S$3,450 |
| Aug 2026 | 229 | 4 ROOM | S$4,000 |
| Aug 2026 | 226 | 4 ROOM | S$3,950 |
median of 55 HDB rental approvals for 4 ROOM on Bishan St 23 since 2025-10.
Buying or selling at S$790,000?
Buying: Stamp duty on S$790,000 · Cash and CPF needed on S$790,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$790,000.
Each opens with this figure filled in; change anything there.
Primary schools near 224 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) · 386 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 601 m
- Teck Ghee Primary School · 726 m · no 2025 Phase 2C ballot
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,142 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 1,390 m · no 2025 Phase 2C ballot
- Jing Shan Primary School · 1,406 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,555 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,745 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,823 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 224 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Jan 2026 | Blk 224 · 4 ROOM · 16 TO 18 · Model A · 66 years left | 102 sqm | S$925,000 | S$9,069 psm |
| Oct 2025 | Blk 224 · EXECUTIVE · 10 TO 12 · Apartment · 66 years left | 141 sqm | S$1,388,000 | S$9,844 psm |
| Mar 2025 | Blk 224 · 4 ROOM · 07 TO 09 · Model A · 67 years left | 102 sqm | S$855,000 | S$8,382 psm |
| Jun 2024 | Blk 224 · 4 ROOM · 16 TO 18 · Model A · 67 years left | 102 sqm | S$780,000 | S$7,647 psm |
| Jan 2024 | Blk 224 · 4 ROOM · 22 TO 24 · Model A · 68 years left | 102 sqm | S$818,000 | S$8,020 psm |
| Aug 2023 | Blk 224 · 4 ROOM · 13 TO 15 · Model A · 68 years left | 102 sqm | S$725,000 | S$7,108 psm |
| May 2022 | Blk 224 · 5 ROOM · 19 TO 21 · Model A · 69 years left | 136 sqm | S$988,889 | S$7,271 psm |
| Dec 2021 | Blk 224 · 4 ROOM · 16 TO 18 · Model A · 70 years left | 102 sqm | S$680,000 | S$6,667 psm |
Showing 9 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 224 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 224 · 5 ROOM | S$3,300 | — |
| Jul 2024 | Blk 224 · 4 ROOM | S$3,400 | — |
| Jun 2024 | Blk 224 · 4 ROOM | S$3,400 | — |
| May 2024 | Blk 224 · 4 ROOM | S$2,400 | — |
| Jun 2023 | Blk 224 · 4 ROOM | S$3,900 | — |
| Apr 2023 | Blk 224 · 5 ROOM | S$3,000 | — |
| Oct 2022 | Blk 224 · 5 ROOM | S$4,300 | — |
| Aug 2022 | Blk 224 · 4 ROOM | S$3,550 | — |
| Jun 2022 | Blk 224 · 4 ROOM | S$1,500 | — |
| May 2022 | Blk 224 · 5 ROOM | S$1,890 | — |
| Apr 2022 | Blk 224 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 224 · 5 ROOM | S$2,650 | — |
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$762,188 | S$841,517 | S$911,380 | S$927,319 |
| 10 years | 54 years | S$727,582 | S$886,919 | S$1,040,294 | S$1,077,000 |
| 20 years | 44 years | S$650,683 | S$966,881 | S$1,330,202 | S$1,425,726 |
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.