Blk 249 Bishan St 22
Project page · 99-year lease from 1992
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 254 | 13 TO 15 | 116 sqm | S$950,000 | S$8,190 psm | ×1.000 | S$8,190 psm |
| 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 235 | 07 TO 09 | 105 sqm | S$880,000 | S$8,381 psm | ×1.000 | S$8,381 psm |
| Sept 2026 | Blk 262 | 04 TO 06 | 104 sqm | S$760,000 | S$7,308 psm | ×1.000 | S$7,308 psm |
| Sept 2026 | Blk 259 | 04 TO 06 | 104 sqm | S$738,000 | S$7,096 psm | ×1.000 | S$7,096 psm |
| Sept 2026 | Blk 233 | 07 TO 09 | 112 sqm | S$880,000 | S$7,857 psm | ×1.000 | S$7,857 psm |
| Aug 2026 | Blk 235 | 04 TO 06 | 113 sqm | S$860,168 | S$7,612 psm | ×1.000 | S$7,612 psm |
| Aug 2026 | Blk 241 | 04 TO 06 | 114 sqm | S$871,000 | S$7,640 psm | ×1.000 | S$7,640 psm |
| Aug 2026 | Blk 293 | 22 TO 24 | 102 sqm | S$910,000 | S$8,922 psm | ×1.000 | S$8,922 psm |
| Aug 2026 | Blk 236 | 01 TO 03 | 119 sqm | S$835,000 | S$7,017 psm | ×1.000 | S$7,017 psm |
| Aug 2026 | Blk 292 | 10 TO 12 | 102 sqm | S$850,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Aug 2026 | Blk 254 | 10 TO 12 | 105 sqm | S$850,000 | S$8,095 psm | ×1.000 | S$8,095 psm |
| Jul 2026 | Blk 243 | 01 TO 03 | 105 sqm | S$788,000 | S$7,505 psm | ×1.000 | S$7,505 psm |
| Jul 2026 | Blk 243 | 10 TO 12 | 105 sqm | S$958,000 | S$9,124 psm | ×1.000 | S$9,124 psm |
| Jul 2026 | Blk 285 | 13 TO 15 | 108 sqm | S$880,000 | S$8,148 psm | ×1.000 | S$8,148 psm |
| Jun 2026 | Blk 236 | 10 TO 12 | 103 sqm | S$828,000 | S$8,039 psm | ×1.000 | S$8,039 psm |
| Jun 2026 | Blk 252 | 10 TO 12 | 116 sqm | S$908,000 | S$7,828 psm | ×1.000 | S$7,828 psm |
| Jun 2026 | Blk 285 | 07 TO 09 | 108 sqm | S$828,000 | S$7,667 psm | ×1.000 | S$7,667 psm |
| Jun 2026 | Blk 235 | 04 TO 06 | 105 sqm | S$840,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Jun 2026 | Blk 233 | 01 TO 03 | 107 sqm | S$730,000 | S$6,822 psm | ×1.000 | S$6,822 psm |
| May 2026 | Blk 249 | 04 TO 06 | 105 sqm | S$790,000 | S$7,524 psm | ×1.000 | S$7,524 psm |
| Apr 2026 | Blk 236 | 07 TO 09 | 105 sqm | S$873,888 | S$8,323 psm | ×1.000 | S$8,323 psm |
| Apr 2026 | Blk 263 | 07 TO 09 | 106 sqm | S$725,000 | S$6,840 psm | ×1.000 | S$6,840 psm |
| Apr 2026 | Blk 262 | 01 TO 03 | 104 sqm | S$745,000 | S$7,163 psm | ×1.000 | S$7,163 psm |
| Apr 2026 | Blk 232 | 04 TO 06 | 105 sqm | S$808,000 | S$7,695 psm | ×1.000 | S$7,695 psm |
| Apr 2026 | Blk 239 | 19 TO 21 | 103 sqm | S$920,000 | S$8,932 psm | ×1.000 | S$8,932 psm |
| Apr 2026 | Blk 241 | 01 TO 03 | 116 sqm | S$838,000 | S$7,224 psm | ×1.000 | S$7,224 psm |
| Mar 2026 | Blk 263 | 10 TO 12 | 104 sqm | S$778,000 | S$7,481 psm | ×0.997 | S$7,459 psm |
| Mar 2026 | Blk 241 | 10 TO 12 | 107 sqm | S$890,000 | S$8,318 psm | ×0.997 | S$8,293 psm |
| Mar 2026 | Blk 246 | 07 TO 09 | 105 sqm | S$840,888 | S$8,008 psm | ×0.997 | S$7,985 psm |
| Mar 2026 | Blk 254 | 07 TO 09 | 115 sqm | S$900,888 | S$7,834 psm | ×0.997 | S$7,811 psm |
| Mar 2026 | Blk 263 | 01 TO 03 | 106 sqm | S$720,000 | S$6,792 psm | ×0.997 | S$6,772 psm |
| Mar 2026 | Blk 262 | 01 TO 03 | 112 sqm | S$810,000 | S$7,232 psm | ×0.997 | S$7,211 psm |
| Feb 2026 | Blk 241 | 07 TO 09 | 108 sqm | S$839,999 | S$7,778 psm | ×0.997 | S$7,755 psm |
| Jan 2026 | Blk 235 | 07 TO 09 | 103 sqm | S$800,000 | S$7,767 psm | ×0.997 | S$7,744 psm |
| Jan 2026 | Blk 252 | 19 TO 21 | 116 sqm | S$990,000 | S$8,534 psm | ×0.997 | S$8,509 psm |
| Jan 2026 | Blk 236 | 13 TO 15 | 103 sqm | S$848,000 | S$8,233 psm | ×0.997 | S$8,209 psm |
| Dec 2025 | Blk 246 | 04 TO 06 | 103 sqm | S$830,000 | S$8,058 psm | ×0.996 | S$8,027 psm |
| Dec 2025 | Blk 262 | 10 TO 12 | 104 sqm | S$832,888 | S$8,009 psm | ×0.996 | S$7,977 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.
5.41% gross yield
S$44,400 of rent a year against the estimate above · 1.28 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$820,124?
Buying: Stamp duty on S$820,124 · Cash and CPF needed on S$820,124 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$820,124.
Each opens with this figure filled in; change anything there.
Primary schools near 249 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) · 635 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Ghee Primary School · 832 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 927 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Townsville Primary School · 1,037 m · near the line — check on OneMap
- Ai Tong School · 1,105 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,386 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,628 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 1,640 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 249 · 5 ROOM · 07 TO 09 · Model A · 65 years left | 132 sqm | S$1,080,000 | S$8,182 psm |
| Jun 2026 | Blk 249 · 5 ROOM · 10 TO 12 · Model A · 65 years left | 132 sqm | S$1,100,000 | S$8,333 psm |
| May 2026 | Blk 249 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 105 sqm | S$790,000 | S$7,524 psm |
| Apr 2025 | Blk 249 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 105 sqm | S$800,000 | S$7,619 psm |
| Nov 2024 | Blk 249 · 4 ROOM · 10 TO 12 · Model A · 67 years left | 103 sqm | S$780,000 | S$7,573 psm |
| May 2023 | Blk 249 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 113 sqm | S$788,000 | S$6,973 psm |
| Apr 2023 | Blk 249 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 103 sqm | S$690,000 | S$6,699 psm |
| May 2022 | Blk 249 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 105 sqm | S$598,000 | S$5,695 psm |
Showing 8 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 249 · 4 ROOM | S$3,700 | — |
| May 2025 | Blk 249 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 249 · 4 ROOM | S$2,750 | — |
| Jun 2024 | Blk 249 · 4 ROOM | S$3,700 | — |
| Sept 2023 | Blk 249 · 4 ROOM | S$2,750 | — |
| May 2023 | Blk 249 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 249 · 4 ROOM | S$3,800 | — |
| Jun 2022 | Blk 249 · 4 ROOM | S$3,500 | — |
| Jun 2022 | Blk 249 · 4 ROOM | S$2,650 | — |
| Dec 2021 | Blk 249 · 4 ROOM | S$3,200 | — |
| May 2021 | Blk 249 · 4 ROOM | S$2,500 | — |
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$791,251 | S$873,605 | S$946,131 | S$962,678 |
| 10 years | 54 years | S$755,326 | S$920,738 | S$1,079,961 | S$1,118,066 |
| 20 years | 44 years | S$675,494 | S$1,003,748 | S$1,380,923 | S$1,480,090 |
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.