Blk 501 Bishan St 11
Project page · 99-year lease from 1989
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 150A | 04 TO 06 | 93 sqm | S$635,000 | S$6,828 psm | ×1.000 | S$6,828 psm |
| Jul 2026 | Blk 501 | 01 TO 03 | 103 sqm | S$830,000 | S$8,058 psm | ×1.000 | S$8,058 psm |
| Jun 2026 | Blk 150A | 01 TO 03 | 93 sqm | S$655,000 | S$7,043 psm | ×1.000 | S$7,043 psm |
| Mar 2026 | Blk 503 | 01 TO 03 | 113 sqm | S$850,000 | S$7,522 psm | ×0.997 | S$7,500 psm |
| Jan 2026 | Blk 506 | 01 TO 03 | 103 sqm | S$860,000 | S$8,350 psm | ×0.997 | S$8,325 psm |
How accurate is this estimate for Bishan St 11?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Bishan St 11 since.
- Median error
- 6.2%
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.
5.44% gross yield
S$42,000 of rent a year against the estimate above · 1.25 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 18 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 | 145 | 4 ROOM | S$4,000 |
| Sept 2026 | 147 | 4 ROOM | S$3,500 |
| Sept 2026 | 145 | 4 ROOM | S$3,500 |
| Aug 2026 | 503 | 4 ROOM | S$4,000 |
| Aug 2026 | 506 | 4 ROOM | S$3,800 |
| Jul 2026 | 147 | 4 ROOM | S$3,500 |
| Jun 2026 | 146 | 4 ROOM | S$2,500 |
| May 2026 | 146 | 4 ROOM | S$3,300 |
median of 18 HDB rental approvals for 4 ROOM on Bishan St 11 since 2025-10.
Buying or selling at S$772,493?
Buying: Stamp duty on S$772,493 · Cash and CPF needed on S$772,493 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$772,493.
Each opens with this figure filled in; change anything there.
Primary schools near 501 Bishan St 11
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
- Kuo Chuan Presbyterian Primary School · 539 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Catholic High School (boys) · 711 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- First Toa Payoh Primary School · 1,064 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Kheng Cheng School · 1,161 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Marymount Convent School (girls) · 1,256 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,312 m
- Pei Chun Public School · 1,354 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,385 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Ghee Primary School · 1,811 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,886 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 501 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 103 sqm | S$830,000 | S$8,058 psm |
| Nov 2024 | Blk 501 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$828,000 | S$7,962 psm |
| Jul 2024 | Blk 501 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 103 sqm | S$848,888 | S$8,242 psm |
| Nov 2022 | Blk 501 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 115 sqm | S$928,000 | S$8,070 psm |
| Oct 2022 | Blk 501 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 103 sqm | S$660,000 | S$6,408 psm |
| Aug 2022 | Blk 501 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 127 sqm | S$850,000 | S$6,693 psm |
| Dec 2021 | Blk 501 · 4 ROOM · 04 TO 06 · Model A · 67 years left | 115 sqm | S$735,000 | S$6,391 psm |
Showing 7 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 501 · 5 ROOM | S$4,600 | — |
| Nov 2024 | Blk 501 · 4 ROOM | S$4,000 | — |
| Oct 2024 | Blk 501 · 5 ROOM | S$4,600 | — |
| Dec 2022 | Blk 501 · 4 ROOM | S$4,000 | — |
| Nov 2022 | Blk 501 · 5 ROOM | S$4,300 | — |
| May 2022 | Blk 501 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 501 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 501 · 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 61 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 | 56 years | S$745,297 | S$822,868 | S$891,182 | S$906,768 |
| 10 years | 51 years | S$711,458 | S$867,264 | S$1,017,240 | S$1,053,132 |
| 20 years | 41 years | S$636,263 | S$945,453 | S$1,300,723 | S$1,394,130 |
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.