Blk 251 Bishan St 22
Project page · 99-year lease from 1992
Based on 7 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 292 | 07 TO 09 | 121 sqm | S$1,120,000 | S$9,256 psm | ×1.000 | S$9,256 psm |
| Jul 2026 | Blk 249 | 07 TO 09 | 132 sqm | S$1,080,000 | S$8,182 psm | ×1.000 | S$8,182 psm |
| Jun 2026 | Blk 249 | 10 TO 12 | 132 sqm | S$1,100,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| May 2026 | Blk 293 | 10 TO 12 | 123 sqm | S$895,000 | S$7,276 psm | ×1.000 | S$7,276 psm |
| Mar 2026 | Blk 239 | 04 TO 06 | 133 sqm | S$1,090,000 | S$8,195 psm | ×0.997 | S$8,171 psm |
| Feb 2026 | Blk 250 | 04 TO 06 | 131 sqm | S$1,080,000 | S$8,244 psm | ×0.997 | S$8,220 psm |
| Dec 2025 | Blk 242 | 01 TO 03 | 121 sqm | S$1,050,000 | S$8,678 psm | ×0.996 | S$8,644 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.
4.83% gross yield
S$48,000 of rent a year against the estimate above · 0.85 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 292 | 5 ROOM | S$4,300 |
| Sept 2026 | 241 | 5 ROOM | S$4,000 |
| Aug 2026 | 263 | 5 ROOM | S$4,100 |
| Jul 2026 | 256 | 5 ROOM | S$4,000 |
| May 2026 | 236 | 5 ROOM | S$4,550 |
| May 2026 | 292 | 5 ROOM | S$4,500 |
| May 2026 | 292 | 5 ROOM | S$4,200 |
| May 2026 | 237 | 5 ROOM | S$4,150 |
median of 21 HDB rental approvals for 5 ROOM on Bishan St 22 since 2025-10.
Buying or selling at S$994,614?
Buying: Stamp duty on S$994,614 · Cash and CPF needed on S$994,614 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$994,614.
Each opens with this figure filled in; change anything there.
Primary schools near 251 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) · 707 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Ghee Primary School · 758 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 889 m · no 2025 Phase 2C ballot
1 to 2 km
- Townsville Primary School · 1,007 m · near the line — check on OneMap
- Ai Tong School · 1,155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,301 m · no 2025 Phase 2C ballot
- Mayflower Primary School · 1,558 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 1,611 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,640 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 251 · 5 ROOM · 07 TO 09 · Improved · 66 years left excluded: outlier | 121 sqm | S$1,225,000 | S$10,124 psm |
| Apr 2025 | Blk 251 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 121 sqm | S$1,000,000 | S$8,264 psm |
| Apr 2024 | Blk 251 · 5 ROOM · 01 TO 03 · Improved · 67 years left | 121 sqm | S$945,000 | S$7,810 psm |
| Oct 2023 | Blk 251 · 5 ROOM · 01 TO 03 · Improved · 68 years left | 126 sqm | S$925,000 | S$7,341 psm |
| Dec 2021 | Blk 251 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 126 sqm | S$935,000 | S$7,421 psm |
| Dec 2021 | Blk 251 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 121 sqm | S$920,000 | S$7,603 psm |
| Nov 2021 | Blk 251 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 121 sqm | S$770,000 | S$6,364 psm |
Showing 7 of 30.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2025 | Blk 251 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 251 · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 251 · 5 ROOM | S$3,850 | — |
| Apr 2025 | Blk 251 · 4 ROOM | S$3,800 | — |
| Sept 2023 | Blk 251 · 4 ROOM | S$3,700 | — |
| Jun 2023 | Blk 251 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 251 · 5 ROOM | S$3,600 | — |
| Feb 2023 | Blk 251 · 5 ROOM | S$3,500 | — |
| Oct 2021 | Blk 251 · 4 ROOM | S$2,100 | — |
| Sept 2021 | Blk 251 · 5 ROOM | S$2,800 | — |
| Aug 2021 | Blk 251 · 4 ROOM | S$2,600 | — |
| Feb 2021 | Blk 251 · 5 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$959,599 | S$1,059,474 | S$1,147,431 | S$1,167,498 |
| 10 years | 54 years | S$916,030 | S$1,116,635 | S$1,309,735 | S$1,355,947 |
| 20 years | 44 years | S$819,213 | S$1,217,307 | S$1,674,730 | S$1,794,996 |
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.