homequant
condo · 574045

Bishan 8

Project page · 99-year lease from 1996

Indicative value range
S$2,016,571 – S$2,198,587
Indicative mid S$2,100,054 · S$1,807 psf

Based on 10 sales in this project, last 24 months. Search widened 2 of 4 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 sqftIndex ×Adjusted
May 2026Bishan 801-051,163 sqftS$2,250,000S$1,935 psf×1.000S$1,935 psf
Dec 2025Bishan 801-051,163 sqftS$2,300,000S$1,978 psf×0.996S$1,971 psf
Aug 2025Bishan 806-101,163 sqftS$2,218,000S$1,908 psf×1.003S$1,914 psf
Apr 2025Bishan 806-101,163 sqftS$2,080,000S$1,789 psf×1.006S$1,800 psf
Mar 2025Bishan 806-101,163 sqftS$2,130,000S$1,832 psf×0.995S$1,823 psf
Dec 2024Bishan 806-101,163 sqftS$1,970,000S$1,695 psf×1.012S$1,715 psf
Dec 2024Bishan 806-101,163 sqftS$2,030,000S$1,746 psf×1.012S$1,767 psf
Dec 2024Bishan 806-101,163 sqftS$2,082,000S$1,791 psf×1.012S$1,813 psf
Dec 2024Bishan 806-101,163 sqftS$1,980,000S$1,703 psf×1.012S$1,724 psf
Nov 2024Bishan 806-10980 sqftS$1,650,000S$1,685 psf×1.012S$1,705 psf

How accurate is this estimate for Bishan 8?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.86% gross yield

S$60,000 of rent a year against the estimate above · 0.3 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 50 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 projects.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,800
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,800
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,800
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,650
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,400
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,400
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,100
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,100

median of 50 URA rental contracts at Bishan 8 within a quarter of 108 sqm, since 2025Q4.

Buying or selling at S$2,100,054?

Buying: Stamp duty on S$2,100,054 · Cash and CPF needed on S$2,100,054 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,100,054.

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

Primary schools near 63 Bishan Street 21

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
May 2026
Bishan 8 · 01-05 · Condominium · 69 years left
1,163 sqftS$2,250,000S$1,935 psf
Dec 2025
Bishan 8 · 01-05 · Condominium · 69 years left
1,163 sqftS$2,300,000S$1,978 psf
Sept 2025
Bishan 8 · 01-05 · Condominium · 69 years left
1,528 sqftS$2,288,888S$1,498 psf
Aug 2025
Bishan 8 · 06-10 · Condominium · 69 years left
1,163 sqftS$2,218,000S$1,908 psf
Apr 2025
Bishan 8 · 06-10 · Condominium · 70 years left
1,163 sqftS$2,080,000S$1,789 psf
Mar 2025
Bishan 8 · 06-10 · Condominium · 70 years left
1,163 sqftS$2,130,000S$1,832 psf
Dec 2024
Bishan 8 · 06-10 · Condominium · 70 years left
1,163 sqftS$1,980,000S$1,703 psf
Dec 2024
Bishan 8 · 06-10 · Condominium · 70 years left
1,163 sqftS$2,082,000S$1,791 psf
Dec 2024
Bishan 8 · 06-10 · Condominium · 70 years left
1,163 sqftS$2,030,000S$1,746 psf
Dec 2024
Bishan 8 · 06-10 · Condominium · 70 years left
1,163 sqftS$1,970,000S$1,695 psf
Nov 2024
Bishan 8 · 06-10 · Condominium · 70 years left
980 sqftS$1,650,000S$1,685 psf
Oct 2024
Bishan 8 · 06-10 · Condominium · 70 years left
excluded: outlier
1,184 sqftS$1,750,000S$1,478 psf
Oct 2024
Bishan 8 · 06-10 · Condominium · 70 years left
980 sqftS$1,608,000S$1,642 psf
Oct 2024
Bishan 8 · 01-05 · Condominium · 70 years left
1,163 sqftS$1,870,000S$1,609 psf
Sept 2024
Bishan 8 · 06-10 · Condominium · 70 years left
1,163 sqftS$1,950,000S$1,677 psf
Sept 2024
Bishan 8 · 01-05 · Condominium · 70 years left
1,572 sqftS$2,222,000S$1,414 psf
Aug 2024
Bishan 8 · 01-05 · Condominium · 70 years left
1,163 sqftS$1,870,000S$1,609 psf
Apr 2024
Bishan 8 · 01-05 · Condominium · 71 years left
1,163 sqftS$1,853,000S$1,594 psf
Apr 2024
Bishan 8 · 06-10 · Condominium · 71 years left
1,163 sqftS$2,000,000S$1,720 psf
Apr 2024
Bishan 8 · 06-10 · Condominium · 71 years left
1,163 sqftS$1,890,000S$1,626 psf
Mar 2024
Bishan 8 · 06-10 · Condominium · 71 years left
1,163 sqftS$1,860,000S$1,600 psf
Mar 2024
Bishan 8 · 06-10 · Condominium · 71 years left
980 sqftS$1,650,000S$1,685 psf
Jan 2024
Bishan 8 · 01-05 · Condominium · 71 years left
1,163 sqftS$1,700,000S$1,462 psf
Sept 2023
Bishan 8 · 06-10 · Condominium · 71 years left
980 sqftS$1,610,000S$1,644 psf
Jan 2023
Bishan 8 · 06-10 · Condominium · 72 years left
1,163 sqftS$1,808,000S$1,555 psf
Oct 2022
Bishan 8 · 06-10 · Condominium · 72 years left
1,163 sqftS$1,714,000S$1,474 psf
Sept 2022
Bishan 8 · 06-10 · Condominium · 72 years left
1,163 sqftS$1,620,000S$1,394 psf
Jul 2022
Bishan 8 · 06-10 · Condominium · 73 years left
1,163 sqftS$1,570,000S$1,351 psf
Jun 2022
Bishan 8 · 01-05 · Condominium · 73 years left
1,163 sqftS$1,690,000S$1,454 psf
Apr 2022
Bishan 8 · 06-10 · Condominium · 73 years left
1,195 sqftS$1,675,000S$1,402 psf
Apr 2022
Bishan 8 · 01-05 · Condominium · 73 years left
1,163 sqftS$1,540,000S$1,325 psf
Jan 2022
Bishan 8 · 01-05 · Condominium · 73 years left
1,528 sqftS$1,780,000S$1,165 psf
Dec 2021
Bishan 8 · 06-10 · Condominium · 73 years left
1,184 sqftS$1,550,000S$1,309 psf

Sale prices as filed in caveats.

Where the lease takes this

About 68 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years63 yearsS$2,009,130S$2,218,241S$2,444,413S$2,455,008
10 years58 yearsS$1,893,257S$2,307,870S$2,802,483S$2,826,830
20 years48 yearsS$1,681,712S$2,498,936S$3,684,839S$3,749,142

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% 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.