Blk 245 Bishan St 22
Project page · 99-year lease from 1992
Based on 13 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 261 | 04 TO 06 | 146 sqm | S$1,300,000 | S$8,904 psm | ×1.000 | S$8,904 psm |
| Aug 2026 | Blk 238 | 04 TO 06 | 149 sqm | S$1,330,000 | S$8,926 psm | ×1.000 | S$8,926 psm |
| Aug 2026 | Blk 257 | 04 TO 06 | 151 sqm | S$1,260,000 | S$8,344 psm | ×1.000 | S$8,344 psm |
| Jun 2026 | Blk 257 | 07 TO 09 | 146 sqm | S$1,290,000 | S$8,836 psm | ×1.000 | S$8,836 psm |
| Jun 2026 | Blk 245 | 13 TO 15 | 154 sqm | S$1,350,000 | S$8,766 psm | ×1.000 | S$8,766 psm |
| Apr 2026 | Blk 257 | 07 TO 09 | 151 sqm | S$1,350,000 | S$8,940 psm | ×1.000 | S$8,940 psm |
| Apr 2026 | Blk 261 | 04 TO 06 | 146 sqm | S$1,268,000 | S$8,685 psm | ×1.000 | S$8,685 psm |
| Mar 2026 | Blk 257 | 04 TO 06 | 148 sqm | S$1,080,000 | S$7,297 psm | ×0.997 | S$7,276 psm |
| Feb 2026 | Blk 257 | 01 TO 03 | 146 sqm | S$1,168,000 | S$8,000 psm | ×0.997 | S$7,976 psm |
| Dec 2025 | Blk 261 | 01 TO 03 | 149 sqm | S$1,270,000 | S$8,523 psm | ×0.996 | S$8,490 psm |
| Dec 2025 | Blk 261 | 04 TO 06 | 151 sqm | S$1,340,000 | S$8,874 psm | ×0.996 | S$8,839 psm |
| Nov 2025 | Blk 238 | 01 TO 03 | 149 sqm | S$1,070,000 | S$7,181 psm | ×0.996 | S$7,153 psm |
| Nov 2025 | Blk 245 | 01 TO 03 | 147 sqm | S$1,090,000 | S$7,415 psm | ×0.996 | S$7,386 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.
4.39% gross yield
S$56,400 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$4,700 a month, the middle of 5 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 | 261 | EXECUTIVE | S$4,900 |
| Aug 2026 | 261 | EXECUTIVE | S$4,700 |
| Mar 2026 | 261 | EXECUTIVE | S$4,800 |
| Mar 2026 | 245 | EXECUTIVE | S$4,400 |
| Jan 2026 | 258 | EXECUTIVE | S$3,800 |
median of 5 HDB rental approvals for EXECUTIVE on Bishan St 22 since 2025-10.
Buying or selling at S$1,285,370?
Buying: Stamp duty on S$1,285,370 · Cash and CPF needed on S$1,285,370 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,285,370.
Each opens with this figure filled in; change anything there.
Primary schools near 245 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) · 535 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Ghee Primary School · 869 m · no 2025 Phase 2C ballot
1 to 2 km
- Townsville Primary School · 1,007 m · near the line — check on OneMap
- Ang Mo Kio Primary School · 1,025 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Ai Tong School · 1,127 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,453 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,525 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ St. Nicholas Girls' School (girls) · 1,726 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,729 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 245 · EXECUTIVE · 13 TO 15 · Maisonette · 65 years left | 154 sqm | S$1,350,000 | S$8,766 psm |
| Nov 2025 | Blk 245 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left | 147 sqm | S$1,090,000 | S$7,415 psm |
| Oct 2024 | Blk 245 · EXECUTIVE · 10 TO 12 · Maisonette · 67 years left | 147 sqm | S$1,238,000 | S$8,422 psm |
| Aug 2024 | Blk 245 · EXECUTIVE · 04 TO 06 · Maisonette · 67 years left | 148 sqm | S$1,280,000 | S$8,649 psm |
| Aug 2024 | Blk 245 · EXECUTIVE · 10 TO 12 · Maisonette · 67 years left | 154 sqm | S$1,280,000 | S$8,312 psm |
| Feb 2024 | Blk 245 · EXECUTIVE · 07 TO 09 · Maisonette · 68 years left | 154 sqm | S$1,110,000 | S$7,208 psm |
| Jan 2024 | Blk 245 · EXECUTIVE · 04 TO 06 · Maisonette · 68 years left | 149 sqm | S$1,143,000 | S$7,671 psm |
| Apr 2023 | Blk 245 · EXECUTIVE · 10 TO 12 · Maisonette · 68 years left | 147 sqm | S$1,100,000 | S$7,483 psm |
| Dec 2022 | Blk 245 · EXECUTIVE · 04 TO 06 · Maisonette · 69 years left | 147 sqm | S$1,090,000 | S$7,415 psm |
| Sept 2022 | Blk 245 · EXECUTIVE · 10 TO 12 · Maisonette · 69 years left | 147 sqm | S$1,150,000 | S$7,823 psm |
| May 2022 | Blk 245 · EXECUTIVE · 13 TO 15 · Maisonette · 69 years left | 147 sqm | S$1,108,000 | S$7,537 psm |
| May 2022 | Blk 245 · EXECUTIVE · 04 TO 06 · Maisonette · 69 years left | 154 sqm | S$1,080,000 | S$7,013 psm |
| Mar 2022 | Blk 245 · EXECUTIVE · 01 TO 03 · Maisonette · 69 years left | 154 sqm | S$940,000 | S$6,104 psm |
| Feb 2022 | Blk 245 · EXECUTIVE · 01 TO 03 · Maisonette · 70 years left | 147 sqm | S$875,000 | S$5,952 psm |
| Dec 2021 | Blk 245 · EXECUTIVE · 07 TO 09 · Maisonette · 70 years left | 147 sqm | S$1,028,000 | S$6,993 psm |
| Nov 2021 | Blk 245 · EXECUTIVE · 04 TO 06 · Maisonette · 70 years left | 149 sqm | S$940,000 | S$6,309 psm |
| Oct 2021 | Blk 245 · EXECUTIVE · 01 TO 03 · Maisonette · 70 years left | 149 sqm | S$868,000 | S$5,826 psm |
Showing 17 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 245 · EXECUTIVE | S$4,400 | — |
| Mar 2025 | Blk 245 · EXECUTIVE | S$3,000 | — |
| Sept 2024 | Blk 245 · EXECUTIVE | S$2,500 | — |
| May 2024 | Blk 245 · EXECUTIVE | S$4,650 | — |
| Jan 2024 | Blk 245 · EXECUTIVE | S$4,800 | — |
| Feb 2023 | Blk 245 · EXECUTIVE | S$3,000 | — |
| Jul 2022 | Blk 245 · EXECUTIVE | S$2,750 | — |
| Mar 2022 | Blk 245 · EXECUTIVE | S$2,700 | — |
| Jan 2022 | Blk 245 · EXECUTIVE | S$3,400 | — |
| May 2021 | Blk 245 · EXECUTIVE | S$1,800 | — |
| Mar 2021 | Blk 245 · EXECUTIVE | S$2,700 | — |
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$1,240,118 | S$1,369,191 | S$1,482,860 | S$1,508,793 |
| 10 years | 54 years | S$1,183,813 | S$1,443,061 | S$1,692,610 | S$1,752,332 |
| 20 years | 44 years | S$1,058,693 | S$1,573,163 | S$2,164,304 | S$2,319,728 |
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.