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HDB · 570292

Blk 292 Bishan St 22

Project page · 99-year lease from 1998

Indicative value range
S$754,492 – S$826,107
Indicative mid S$789,733 · S$7,819 psm

Based on 38 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 25413 TO 15116 sqmS$950,000S$8,190 psm×1.000S$8,190 psm
Oct 2026Blk 23301 TO 03105 sqmS$740,000S$7,048 psm×1.000S$7,048 psm
Sept 2026Blk 23507 TO 09105 sqmS$880,000S$8,381 psm×1.000S$8,381 psm
Sept 2026Blk 26204 TO 06104 sqmS$760,000S$7,308 psm×1.000S$7,308 psm
Sept 2026Blk 25904 TO 06104 sqmS$738,000S$7,096 psm×1.000S$7,096 psm
Sept 2026Blk 23307 TO 09112 sqmS$880,000S$7,857 psm×1.000S$7,857 psm
Aug 2026Blk 23504 TO 06113 sqmS$860,168S$7,612 psm×1.000S$7,612 psm
Aug 2026Blk 24104 TO 06114 sqmS$871,000S$7,640 psm×1.000S$7,640 psm
Aug 2026Blk 29322 TO 24102 sqmS$910,000S$8,922 psm×1.000S$8,922 psm
Aug 2026Blk 29210 TO 12102 sqmS$850,000S$8,333 psm×1.000S$8,333 psm
Aug 2026Blk 25410 TO 12105 sqmS$850,000S$8,095 psm×1.000S$8,095 psm
Jul 2026Blk 24301 TO 03105 sqmS$788,000S$7,505 psm×1.000S$7,505 psm
Jul 2026Blk 24310 TO 12105 sqmS$958,000S$9,124 psm×1.000S$9,124 psm
Jul 2026Blk 28513 TO 15108 sqmS$880,000S$8,148 psm×1.000S$8,148 psm
Jun 2026Blk 23610 TO 12103 sqmS$828,000S$8,039 psm×1.000S$8,039 psm
Jun 2026Blk 25210 TO 12116 sqmS$908,000S$7,828 psm×1.000S$7,828 psm
Jun 2026Blk 28507 TO 09108 sqmS$828,000S$7,667 psm×1.000S$7,667 psm
Jun 2026Blk 23504 TO 06105 sqmS$840,000S$8,000 psm×1.000S$8,000 psm
Jun 2026Blk 23301 TO 03107 sqmS$730,000S$6,822 psm×1.000S$6,822 psm
May 2026Blk 24904 TO 06105 sqmS$790,000S$7,524 psm×1.000S$7,524 psm
Apr 2026Blk 23607 TO 09105 sqmS$873,888S$8,323 psm×1.000S$8,323 psm
Apr 2026Blk 26307 TO 09106 sqmS$725,000S$6,840 psm×1.000S$6,840 psm
Apr 2026Blk 26201 TO 03104 sqmS$745,000S$7,163 psm×1.000S$7,163 psm
Apr 2026Blk 23204 TO 06105 sqmS$808,000S$7,695 psm×1.000S$7,695 psm
Apr 2026Blk 23919 TO 21103 sqmS$920,000S$8,932 psm×1.000S$8,932 psm
Apr 2026Blk 24101 TO 03116 sqmS$838,000S$7,224 psm×1.000S$7,224 psm
Mar 2026Blk 26310 TO 12104 sqmS$778,000S$7,481 psm×0.997S$7,459 psm
Mar 2026Blk 24110 TO 12107 sqmS$890,000S$8,318 psm×0.997S$8,293 psm
Mar 2026Blk 24607 TO 09105 sqmS$840,888S$8,008 psm×0.997S$7,985 psm
Mar 2026Blk 25407 TO 09115 sqmS$900,888S$7,834 psm×0.997S$7,811 psm
Mar 2026Blk 26301 TO 03106 sqmS$720,000S$6,792 psm×0.997S$6,772 psm
Mar 2026Blk 26201 TO 03112 sqmS$810,000S$7,232 psm×0.997S$7,211 psm
Feb 2026Blk 24107 TO 09108 sqmS$839,999S$7,778 psm×0.997S$7,755 psm
Jan 2026Blk 23507 TO 09103 sqmS$800,000S$7,767 psm×0.997S$7,744 psm
Jan 2026Blk 25219 TO 21116 sqmS$990,000S$8,534 psm×0.997S$8,509 psm
Jan 2026Blk 23613 TO 15103 sqmS$848,000S$8,233 psm×0.997S$8,209 psm
Dec 2025Blk 24604 TO 06103 sqmS$830,000S$8,058 psm×0.996S$8,027 psm
Dec 2025Blk 26210 TO 12104 sqmS$832,888S$8,009 psm×0.996S$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.

5.62% gross yield

S$44,400 of rent a year against the estimate above · 0.58 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 70 to 79 years of lease left yield 6.20%, from 137 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$789,733?

Buying: Stamp duty on S$789,733 · Cash and CPF needed on S$789,733 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$789,733.

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

Primary schools near 292 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 292 · 5 ROOM · 07 TO 09 · Premium Apartment · 71 years left
121 sqmS$1,120,000S$9,256 psm
Aug 2026
Blk 292 · 4 ROOM · 10 TO 12 · Premium Apartment · 71 years left
102 sqmS$850,000S$8,333 psm
Apr 2025
Blk 292 · 5 ROOM · 07 TO 09 · Premium Apartment · 72 years left
123 sqmS$1,070,000S$8,699 psm
Dec 2024
Blk 292 · 4 ROOM · 10 TO 12 · Premium Apartment · 73 years left
100 sqmS$920,000S$9,200 psm
Jan 2024
Blk 292 · 5 ROOM · 19 TO 21 · Premium Apartment · 74 years left
123 sqmS$1,000,000S$8,130 psm
Oct 2023
Blk 292 · 4 ROOM · 01 TO 03 · Premium Apartment · 74 years left
103 sqmS$750,000S$7,282 psm
Jan 2023
Blk 292 · 4 ROOM · 16 TO 18 · Premium Apartment · 75 years left
100 sqmS$785,000S$7,850 psm
Jan 2023
Blk 292 · 4 ROOM · 10 TO 12 · Premium Apartment · 75 years left
100 sqmS$758,000S$7,580 psm
Aug 2022
Blk 292 · 5 ROOM · 07 TO 09 · Premium Apartment · 75 years left
123 sqmS$880,000S$7,154 psm
See more

Showing 9 of 59.

Sale prices as filed in caveats.

Where the lease takes this

About 70 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 years65 yearsS$757,597S$836,449S$905,890S$921,733
10 years60 yearsS$733,943S$894,673S$1,049,389S$1,086,415
20 years50 yearsS$675,954S$1,004,432S$1,381,864S$1,481,098

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.