homequant
condo · 579653

Bishan Point

Project page · 99-year lease from 1997

Indicative value range
S$2,138,924 – S$2,246,610
Indicative mid S$2,197,471 · S$1,856 psf

Based on 5 sales in this project, last 12 months. Search widened 1 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
Sept 2026Bishan Point26-301,270 sqftS$2,430,000S$1,913 psf×1.000S$1,913 psf
Jun 2026Bishan Point26-301,270 sqftS$2,410,000S$1,897 psf×1.000S$1,897 psf
Apr 2026Bishan Point26-30936 sqftS$1,738,000S$1,856 psf×1.000S$1,856 psf
Feb 2026Bishan Point26-30936 sqftS$1,680,000S$1,794 psf×0.988S$1,773 psf
Feb 2026Bishan Point26-30936 sqftS$1,711,888S$1,828 psf×0.988S$1,806 psf

How accurate is this estimate for Bishan Point?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Bishan Point since.

Median error
3.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

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

2.32% gross yield

S$51,000 of rent a year against the estimate above · 0.84 points below flats like it

Leases signed here within a quarter of this size run about S$4,250 a month, the middle of 10 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 20262600-2700 sqft4Non-landed PropertiesS$5,500
Q3 20262600-2700 sqft4Non-landed PropertiesS$5,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,200
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$3,999
Q3 2026900-1000 sqft2Non-landed PropertiesS$3,999
Q3 2026900-1000 sqft2Non-landed PropertiesS$3,050

median of 10 URA rental contracts at Bishan Point within a quarter of 110 sqm, since 2025Q4.

Buying or selling at S$2,197,471?

Buying: Stamp duty on S$2,197,471 · Cash and CPF needed on S$2,197,471 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,197,471.

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

Primary schools near 61 Bright Hill Drive

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
Sept 2026
Bishan Point · 26-30 · Condominium · 69 years left
1,270 sqftS$2,430,000S$1,913 psf
Jun 2026
Bishan Point · 26-30 · Condominium · 70 years left
1,270 sqftS$2,410,000S$1,897 psf
Apr 2026
Bishan Point · 26-30 · Condominium · 70 years left
936 sqftS$1,738,000S$1,856 psf
Feb 2026
Bishan Point · 26-30 · Condominium · 70 years left
936 sqftS$1,711,888S$1,828 psf
Feb 2026
Bishan Point · 26-30 · Condominium · 70 years left
936 sqftS$1,680,000S$1,794 psf
Aug 2025
Bishan Point · 11-15 · Condominium · 70 years left
1,184 sqftS$2,158,888S$1,823 psf
Apr 2025
Bishan Point · 31-35 · Condominium · 71 years left
2,626 sqftS$3,700,000S$1,409 psf
Mar 2025
Bishan Point · 26-30 · Condominium · 71 years left
1,184 sqftS$2,080,000S$1,757 psf
Mar 2025
Bishan Point · 26-30 · Condominium · 71 years left
1,184 sqftS$2,188,000S$1,848 psf
Dec 2024
Bishan Point · 21-25 · Condominium · 71 years left
936 sqftS$1,580,000S$1,687 psf
Oct 2024
Bishan Point · 26-30 · Condominium · 71 years left
excluded: outlier
1,184 sqftS$2,050,000S$1,731 psf
Aug 2024
Bishan Point · 21-25 · Condominium · 71 years left
1,485 sqftS$2,180,000S$1,468 psf
Jul 2024
Bishan Point · 06-10 · Condominium · 72 years left
1,184 sqftS$1,738,000S$1,468 psf
Jul 2024
Bishan Point · 16-20 · Condominium · 72 years left
1,184 sqftS$1,880,000S$1,588 psf
Jul 2024
Bishan Point · 11-15 · Condominium · 72 years left
936 sqftS$1,430,000S$1,527 psf
Mar 2024
Bishan Point · 26-30 · Condominium · 72 years left
1,270 sqftS$1,968,000S$1,549 psf
Feb 2024
Bishan Point · 06-10 · Condominium · 72 years left
1,270 sqftS$1,880,000S$1,480 psf
Dec 2023
Bishan Point · 16-20 · Condominium · 72 years left
1,485 sqftS$2,100,000S$1,414 psf
Jun 2023
Bishan Point · 11-15 · Condominium · 73 years left
1,270 sqftS$1,790,000S$1,409 psf
Jun 2023
Bishan Point · 06-10 · Condominium · 73 years left
1,184 sqftS$1,610,000S$1,360 psf
Apr 2023
Bishan Point · 16-20 · Condominium · 73 years left
936 sqftS$1,320,000S$1,410 psf
Apr 2023
Bishan Point · 16-20 · Condominium · 73 years left
1,184 sqftS$1,638,000S$1,383 psf
Feb 2023
Bishan Point · 11-15 · Condominium · 73 years left
1,485 sqftS$1,900,000S$1,279 psf
Nov 2022
Bishan Point · 11-15 · Condominium · 73 years left
1,270 sqftS$1,778,000S$1,400 psf
Jul 2022
Bishan Point · 26-30 · Condominium · 74 years left
936 sqftS$1,280,000S$1,367 psf
Jun 2022
Bishan Point · 31-35 · Condominium · 74 years left
2,486 sqftS$2,830,000S$1,138 psf
Jun 2022
Bishan Point · 11-15 · Condominium · 74 years left
1,485 sqftS$1,850,000S$1,245 psf
May 2022
Bishan Point · 11-15 · Condominium · 74 years left
1,270 sqftS$1,720,000S$1,354 psf
Apr 2022
Bishan Point · 01-05 · Condominium · 74 years left
936 sqftS$1,168,000S$1,247 psf
Mar 2022
Bishan Point · 21-25 · Condominium · 74 years left
1,184 sqftS$1,541,800S$1,302 psf
Nov 2021
Bishan Point · 16-20 · Condominium · 74 years left
1,485 sqftS$1,900,000S$1,279 psf
Oct 2021
Bishan Point · 16-20 · Condominium · 74 years left
1,270 sqftS$1,588,000S$1,250 psf
Oct 2021
Bishan Point · 21-25 · Condominium · 74 years left
936 sqftS$1,230,000S$1,313 psf

Sale prices as filed in caveats.

Where the lease takes this

About 69 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 years64 yearsS$2,102,329S$2,321,142S$2,557,805S$2,568,892
10 years59 yearsS$1,981,082S$2,414,928S$2,932,485S$2,957,961
20 years49 yearsS$1,759,724S$2,614,857S$3,855,772S$3,923,058

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.