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HDB · 570254

Blk 254 Bishan St 22

Project page · 99-year lease from 1992

Indicative value range
S$914,592 – S$936,382
Indicative mid S$930,953 · S$8,095 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 25413 TO 15116 sqmS$950,000S$8,190 psm×1.000S$8,190 psm
Aug 2026Blk 25410 TO 12105 sqmS$850,000S$8,095 psm×1.000S$8,095 psm
Mar 2026Blk 25407 TO 09115 sqmS$900,888S$7,834 psm×0.997S$7,811 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.

4.77% gross yield

S$44,400 of rent a year against the estimate above · 1.92 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

ApprovedBlockFlatRent a month
Sept 20262414 ROOMS$4,000
Sept 20262414 ROOMS$3,800
Sept 20262394 ROOMS$3,700
Sept 20262374 ROOMS$3,700
Sept 20262554 ROOMS$3,600
Sept 20262504 ROOMS$3,600
Aug 20262554 ROOMS$6,750
Aug 20262854 ROOMS$4,000

median of 76 HDB rental approvals for 4 ROOM on Bishan St 22 since 2025-10.

Buying or selling at S$930,953?

Buying: Stamp duty on S$930,953 · Cash and CPF needed on S$930,953 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$930,953.

Each opens with this figure filled in; change anything there.

Primary schools near 254 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 254 · 4 ROOM · 13 TO 15 · Model A · 65 years left
116 sqmS$950,000S$8,190 psm
Aug 2026
Blk 254 · 4 ROOM · 10 TO 12 · Model A · 65 years left
105 sqmS$850,000S$8,095 psm
Mar 2026
Blk 254 · 4 ROOM · 07 TO 09 · Model A · 65 years left
115 sqmS$900,888S$7,834 psm
Jul 2025
Blk 254 · 4 ROOM · 10 TO 12 · Model A · 66 years left
115 sqmS$888,000S$7,722 psm
Oct 2024
Blk 254 · 4 ROOM · 04 TO 06 · Model A · 67 years left
112 sqmS$730,000S$6,518 psm
Jul 2024
Blk 254 · 4 ROOM · 04 TO 06 · Model A · 67 years left
103 sqmS$715,000S$6,942 psm
May 2023
Blk 254 · 4 ROOM · 19 TO 21 · Model A · 68 years left
115 sqmS$818,000S$7,113 psm
Apr 2023
Blk 254 · 4 ROOM · 19 TO 21 · Model A · 68 years left
105 sqmS$810,000S$7,714 psm
Apr 2022
Blk 254 · 4 ROOM · 01 TO 03 · Model A · 69 years left
115 sqmS$670,000S$5,826 psm
Apr 2022
Blk 254 · 4 ROOM · 01 TO 03 · Model A · 69 years left
115 sqmS$600,000S$5,217 psm
Jan 2022
Blk 254 · 4 ROOM · 01 TO 03 · Model A · 70 years left
116 sqmS$705,000S$6,078 psm
Dec 2021
Blk 254 · 4 ROOM · 01 TO 03 · Model A · 70 years left
115 sqmS$665,000S$5,783 psm
See more

Showing 12 of 57.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years59 yearsS$898,178S$991,662S$1,073,989S$1,092,771
10 years54 yearsS$857,398S$1,045,163S$1,225,904S$1,269,159
20 years44 yearsS$766,778S$1,139,392S$1,567,537S$1,680,105

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.