Blk 233 Bishan St 22
Project page · 99-year lease from 1992
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 233 | 01 TO 03 | 105 sqm | S$740,000 | S$7,048 psm | ×1.000 | S$7,048 psm |
| Sept 2026 | Blk 233 | 07 TO 09 | 112 sqm | S$880,000 | S$7,857 psm | ×1.000 | S$7,857 psm |
| Jun 2026 | Blk 233 | 01 TO 03 | 107 sqm | S$730,000 | S$6,822 psm | ×1.000 | S$6,822 psm |
How accurate is this estimate for Bishan St 22?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 60 sales in Bishan St 22 since.
- Median error
- 3.8%
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.
5.89% gross yield
S$44,400 of rent a year against the estimate above · 0.8 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 76 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 | 241 | 4 ROOM | S$4,000 |
| Sept 2026 | 241 | 4 ROOM | S$3,800 |
| Sept 2026 | 239 | 4 ROOM | S$3,700 |
| Sept 2026 | 237 | 4 ROOM | S$3,700 |
| Sept 2026 | 255 | 4 ROOM | S$3,600 |
| Sept 2026 | 250 | 4 ROOM | S$3,600 |
| Aug 2026 | 255 | 4 ROOM | S$6,750 |
| Aug 2026 | 285 | 4 ROOM | S$4,000 |
median of 76 HDB rental approvals for 4 ROOM on Bishan St 22 since 2025-10.
Buying or selling at S$754,095?
Buying: Stamp duty on S$754,095 · Cash and CPF needed on S$754,095 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$754,095.
Each opens with this figure filled in; change anything there.
Primary schools near 233 Bishan St 22
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) · 318 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 839 m
- Teck Ghee Primary School · 878 m · no 2025 Phase 2C ballot
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,259 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 1,284 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,330 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,530 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady of Good Counsel (girls) · 1,978 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ St. Nicholas Girls' School (girls) · 1,992 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 233 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 105 sqm | S$740,000 | S$7,048 psm |
| Sept 2026 | Blk 233 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 112 sqm | S$880,000 | S$7,857 psm |
| Jun 2026 | Blk 233 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 107 sqm | S$730,000 | S$6,822 psm |
| Apr 2025 | Blk 233 · 4 ROOM · 07 TO 09 · Model A · 66 years left | 112 sqm | S$802,000 | S$7,161 psm |
| Jan 2025 | Blk 233 · 4 ROOM · 07 TO 09 · Model A · 66 years left | 113 sqm | S$798,800 | S$7,069 psm |
| May 2024 | Blk 233 · 4 ROOM · 10 TO 12 · Model A · 67 years left | 112 sqm | S$810,000 | S$7,232 psm |
| May 2023 | Blk 233 · 4 ROOM · 01 TO 03 · Model A · 68 years left | 105 sqm | S$620,000 | S$5,905 psm |
| Nov 2022 | Blk 233 · 4 ROOM · 07 TO 09 · Model A · 69 years left | 110 sqm | S$645,000 | S$5,864 psm |
| Mar 2022 | Blk 233 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 102 sqm | S$512,500 | S$5,025 psm |
| Dec 2021 | Blk 233 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Oct 2021 | Blk 233 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 103 sqm | S$555,000 | S$5,388 psm |
Showing 11 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2025 | Blk 233 · 4 ROOM | S$3,800 | — |
| Feb 2025 | Blk 233 · 4 ROOM | S$2,900 | — |
| Jun 2024 | Blk 233 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 233 · 4 ROOM | S$2,400 | — |
| Jun 2023 | Blk 233 · 4 ROOM | S$3,800 | — |
| Aug 2021 | Blk 233 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 233 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 233 · 4 ROOM | S$2,600 | — |
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$727,547 | S$803,271 | S$869,958 | S$885,173 |
| 10 years | 54 years | S$694,514 | S$846,609 | S$993,014 | S$1,028,051 |
| 20 years | 44 years | S$621,110 | S$922,937 | S$1,269,745 | S$1,360,928 |
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.