Blk 263 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 263 | 07 TO 09 | 106 sqm | S$725,000 | S$6,840 psm | ×1.000 | S$6,840 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 263 | 01 TO 03 | 106 sqm | S$720,000 | S$6,792 psm | ×0.997 | S$6,772 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.
6.12% gross yield
S$44,400 of rent a year against the estimate above · 0.57 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$725,000?
Buying: Stamp duty on S$725,000 · Cash and CPF needed on S$725,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$725,000.
Each opens with this figure filled in; change anything there.
Primary schools near 263 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) · 402 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ai Tong School · 995 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Teck Ghee Primary School · 1,086 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Ang Mo Kio Primary School · 1,112 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,165 m
- Kuo Chuan Presbyterian Primary School · 1,533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,671 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 1,749 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,882 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 263 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 106 sqm | S$725,000 | S$6,840 psm |
| Mar 2026 | Blk 263 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 106 sqm | S$720,000 | S$6,792 psm |
| Mar 2026 | Blk 263 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 104 sqm | S$778,000 | S$7,481 psm |
| Jul 2025 | Blk 263 · 4 ROOM · 07 TO 09 · Model A · 66 years left | 106 sqm | S$850,000 | S$8,019 psm |
| Jun 2025 | Blk 263 · 4 ROOM · 01 TO 03 · Model A · 66 years left excluded: outlier | 107 sqm | S$650,000 | S$6,075 psm |
| Dec 2024 | Blk 263 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 104 sqm | S$760,000 | S$7,308 psm |
| Apr 2024 | Blk 263 · 4 ROOM · 04 TO 06 · Model A · 67 years left | 106 sqm | S$728,000 | S$6,868 psm |
| Dec 2022 | Blk 263 · 5 ROOM · 13 TO 15 · Model A · 69 years left | 133 sqm | S$1,015,000 | S$7,632 psm |
| Jun 2022 | Blk 263 · 5 ROOM · 13 TO 15 · Model A · 69 years left | 133 sqm | S$863,000 | S$6,489 psm |
Showing 9 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 263 · 5 ROOM | S$4,100 | — |
| Jun 2026 | Blk 263 · 4 ROOM | S$3,800 | — |
| Jun 2026 | Blk 263 · 4 ROOM | S$3,650 | — |
| Jan 2026 | Blk 263 · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 263 · 4 ROOM | S$3,700 | — |
| Jul 2025 | Blk 263 · 5 ROOM | S$4,000 | — |
| Jun 2025 | Blk 263 · 5 ROOM | S$4,200 | — |
| Jun 2025 | Blk 263 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 263 · 5 ROOM | S$2,750 | — |
| Jul 2024 | Blk 263 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 263 · 4 ROOM | S$3,800 | — |
| Oct 2023 | Blk 263 · 5 ROOM | S$2,750 | — |
| Sept 2023 | Blk 263 · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 263 · 5 ROOM | S$4,100 | — |
| Jun 2023 | Blk 263 · 5 ROOM | S$4,000 | — |
| Feb 2023 | Blk 263 · 4 ROOM | S$2,750 | — |
| Jun 2022 | Blk 263 · 4 ROOM | S$3,400 | — |
| Jun 2022 | Blk 263 · 4 ROOM | S$2,550 | — |
| Apr 2022 | Blk 263 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 263 · 5 ROOM | S$2,900 | — |
| Mar 2022 | Blk 263 · 5 ROOM | S$2,200 | — |
| Jul 2021 | Blk 263 · 5 ROOM | S$2,900 | — |
| Jun 2021 | Blk 263 · 4 ROOM | S$2,450 | — |
| May 2021 | Blk 263 · 5 ROOM | S$2,650 | — |
| Apr 2021 | Blk 263 · 4 ROOM | S$2,250 | — |
| Mar 2021 | Blk 263 · 5 ROOM | S$2,900 | — |
| Mar 2021 | Blk 263 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 263 · 5 ROOM | S$2,450 | — |
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$699,476 | S$772,278 | S$836,392 | S$851,020 |
| 10 years | 54 years | S$667,717 | S$813,944 | S$954,700 | S$988,385 |
| 20 years | 44 years | S$597,145 | S$887,327 | S$1,220,754 | S$1,308,419 |
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.