homequant
executive condominium · 579821

Bishan Loft

Project page · 99-year lease from 2000

Indicative value range
S$2,458,327 – S$2,507,174
Indicative mid S$2,504,348 · S$1,818 psf

Based on 3 sales in this project, last 6 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026Bishan Loft26-301,485 sqftS$2,700,000S$1,818 psf×1.000S$1,818 psf
Jun 2026Bishan Loft21-251,378 sqftS$2,510,000S$1,822 psf×1.000S$1,822 psf
May 2026Bishan Loft21-251,399 sqftS$2,450,000S$1,751 psf×1.000S$1,751 psf

How accurate is this estimate for Bishan Loft?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Bishan Loft since.

Median error
2.9%

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

A thin test: 9 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.

2.66% gross yield

S$66,600 of rent a year against the estimate above · 0.63 points below flats like it

Leases signed here within a quarter of this size run about S$5,550 a month, the middle of 36 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 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 20261300-1400 sqft3Executive CondominiumS$5,900
Q3 20261400-1500 sqft4Executive CondominiumS$5,900
Q3 20261300-1400 sqft3Executive CondominiumS$5,900
Q3 20261300-1400 sqft3Executive CondominiumS$5,500
Q3 20261300-1400 sqft3Executive CondominiumS$5,500
Q3 20261400-1500 sqft4Executive CondominiumS$5,500
Q3 20261100-1200 sqft3Executive CondominiumS$5,500
Q3 20261400-1500 sqft4Executive CondominiumS$5,500

median of 36 URA rental contracts at Bishan Loft within a quarter of 128 sqm, since 2025Q4.

Buying or selling at S$2,504,348?

Buying: Stamp duty on S$2,504,348 · Cash and CPF needed on S$2,504,348 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,504,348.

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

Primary schools near 35 Bishan Street 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Bishan Loft · 26-30 · Executive Condominium · 72 years left
1,485 sqftS$2,700,000S$1,818 psf
Jun 2026
Bishan Loft · 21-25 · Executive Condominium · 73 years left
1,378 sqftS$2,510,000S$1,822 psf
May 2026
Bishan Loft · 21-25 · Executive Condominium · 73 years left
1,399 sqftS$2,450,000S$1,751 psf
Apr 2026
Bishan Loft · 21-25 · Executive Condominium · 73 years left
1,464 sqftS$2,580,000S$1,762 psf
Apr 2026
Bishan Loft · 21-25 · Executive Condominium · 73 years left
1,378 sqftS$2,480,000S$1,800 psf
Feb 2026
Bishan Loft · 26-30 · Executive Condominium · 73 years left
1,378 sqftS$2,398,888S$1,741 psf
Dec 2025
Bishan Loft · 21-25 · Executive Condominium · 73 years left
1,378 sqftS$2,425,500S$1,760 psf
Oct 2025
Bishan Loft · 31-35 · Executive Condominium · 73 years left
1,981 sqftS$2,838,000S$1,433 psf
Oct 2025
Bishan Loft · 01-05 · Executive Condominium · 73 years left
1,173 sqftS$1,900,000S$1,619 psf
Sept 2025
Bishan Loft · 11-15 · Executive Condominium · 73 years left
1,378 sqftS$2,400,000S$1,742 psf
Aug 2025
Bishan Loft · 06-10 · Executive Condominium · 73 years left
1,173 sqftS$1,918,000S$1,635 psf
Jul 2025
Bishan Loft · 31-35 · Executive Condominium · 74 years left
1,981 sqftS$2,928,000S$1,478 psf
May 2025
Bishan Loft · 21-25 · Executive Condominium · 74 years left
1,399 sqftS$2,360,000S$1,687 psf
May 2025
Bishan Loft · 26-30 · Executive Condominium · 74 years left
1,464 sqftS$2,528,000S$1,727 psf
Apr 2025
Bishan Loft · 21-25 · Executive Condominium · 74 years left
1,464 sqftS$2,510,000S$1,715 psf
Apr 2025
Bishan Loft · 06-10 · Executive Condominium · 74 years left
1,173 sqftS$1,850,000S$1,577 psf
Mar 2025
Bishan Loft · 31-35 · Executive Condominium · 74 years left
1,345 sqftS$2,380,088S$1,769 psf
Feb 2025
Bishan Loft · 26-30 · Executive Condominium · 74 years left
1,389 sqftS$2,350,000S$1,692 psf
Dec 2024
Bishan Loft · 06-10 · Executive Condominium · 74 years left
1,378 sqftS$2,160,000S$1,568 psf
Nov 2024
Bishan Loft · 06-10 · Executive Condominium · 74 years left
1,184 sqftS$1,980,000S$1,672 psf
Aug 2024
Bishan Loft · 06-10 · Executive Condominium · 74 years left
1,173 sqftS$1,980,000S$1,688 psf
Jun 2024
Bishan Loft · 11-15 · Executive Condominium · 75 years left
1,378 sqftS$2,238,000S$1,624 psf
Jun 2024
Bishan Loft · 11-15 · Executive Condominium · 75 years left
1,378 sqftS$2,200,000S$1,597 psf
Jun 2024
Bishan Loft · 01-05 · Executive Condominium · 75 years left
1,173 sqftS$1,730,000S$1,475 psf
Jun 2024
Bishan Loft · 16-20 · Executive Condominium · 75 years left
1,464 sqftS$2,358,000S$1,611 psf
May 2024
Bishan Loft · 31-35 · Executive Condominium · 75 years left
1,141 sqftS$1,850,000S$1,621 psf
May 2024
Bishan Loft · 01-05 · Executive Condominium · 75 years left
1,184 sqftS$1,710,000S$1,444 psf
Nov 2023
Bishan Loft · 06-10 · Executive Condominium · 75 years left
1,378 sqftS$2,100,000S$1,524 psf
Oct 2023
Bishan Loft · 06-10 · Executive Condominium · 75 years left
1,399 sqftS$1,928,888S$1,378 psf
Oct 2023
Bishan Loft · 06-10 · Executive Condominium · 75 years left
1,184 sqftS$1,650,000S$1,394 psf
Aug 2023
Bishan Loft · 21-25 · Executive Condominium · 75 years left
1,464 sqftS$2,300,000S$1,571 psf
Jul 2023
Bishan Loft · 11-15 · Executive Condominium · 76 years left
1,399 sqftS$1,990,000S$1,422 psf
Apr 2023
Bishan Loft · 26-30 · Executive Condominium · 76 years left
1,399 sqftS$2,150,000S$1,536 psf
Mar 2023
Bishan Loft · 11-15 · Executive Condominium · 76 years left
1,464 sqftS$2,180,000S$1,489 psf
Mar 2023
Bishan Loft · 06-10 · Executive Condominium · 76 years left
1,378 sqftS$1,900,000S$1,379 psf
Feb 2023
Bishan Loft · 16-20 · Executive Condominium · 76 years left
1,399 sqftS$2,128,000S$1,521 psf
Oct 2022
Bishan Loft · 11-15 · Executive Condominium · 76 years left
1,378 sqftS$1,900,000S$1,379 psf
May 2022
Bishan Loft · 26-30 · Executive Condominium · 77 years left
1,389 sqftS$1,790,000S$1,289 psf
Mar 2022
Bishan Loft · 16-20 · Executive Condominium · 77 years left
1,378 sqftS$1,880,000S$1,365 psf
Feb 2022
Bishan Loft · 26-30 · Executive Condominium · 77 years left
1,345 sqftS$1,920,000S$1,427 psf
Jan 2022
Bishan Loft · 16-20 · Executive Condominium · 77 years left
1,378 sqftS$1,838,000S$1,334 psf
Nov 2021
Bishan Loft · 11-15 · Executive Condominium · 77 years left
1,399 sqftS$1,830,000S$1,308 psf

Sale prices as filed in caveats.

Where the lease takes this

About 72 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 years67 yearsS$2,448,489S$2,703,329S$2,978,961S$2,991,873
10 years62 yearsS$2,342,477S$2,855,467S$3,467,438S$3,497,562
20 years52 yearsS$2,063,706S$3,066,558S$4,521,833S$4,600,742

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 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.