FoundOnEdgeProp: Spacious Bishan HDB flats under $900,000

By Elizabeth Choong

/ EdgeProp Singapore |

December 11, 2023 5:27 PM SGT

HDB flats in Bishan are popular due to their proximity to amenities such as well-known schools. (Photo: Samuel Isaac Chua/EdgeProp Singapore)

Singapore (EDGEPROP) – Bishan is a popular residential area due to its numerous amenities, including several well-known schools such as Catholic High School (Primary and Secondary), and Raffles Institution (Secondary and Junior College).

Therefore, it is not surprising that Sin Ming Residences in Bishan is oversubscribed. The project was launched during the Build-To-Order exercise earlier this month. At the time of writing, the three-room and four-room flats in Sin Ming Residences achieved subscription rates of 1.4 and 3.1, respectively.

Buyers who are keen to live in Bishan might want to check out the EdgeProp sales listings below for HDB flats. At the time of writing, the listed flats had asking prices below $900,000.

Bishan allows buyers to have the best of both worlds

At the time of writing, there were listings for two flats along Bishan Street 23 that are located within a 500m radius of Catholic High School (Primary and Secondary) as well as the dual-line Bishan MRT Station. Other nearby amenities include Junction 8, Bishan North Shopping Mall, Bishan Stadium, Sports Centre and Swimming Complex, Bishan-Ang Mo Kio Park, and Bishan Bus Interchange.

Source: EdgeProp LandLens (as at 11 December 2023)

One of the listings is for a 1,119-sq ft flat at 204 Bishan Street 23 with an asking price of $780,000 ($697 psf). The second listing is for a 1,206-sq ft flat at 203 Bishan Street 23 that had an asking price of $900,000 ($746 psf). The second listing has four bedrooms because the flat has been reconfigured to create an extra bedroom. Both listings were for four-room corner flats with tenures that started in 1992.

Buyers looking for more affordable deals will be pleased to know that there were two listings for four-room flats along Bishan Street 24 with lower asking prices. One listing is for a 1,119-sq ft flat at 271 Bishan Street 24 with an asking price of $699,999 ($626 psf). The other listing is for a 1,162-sq ft flat at 270 Bishan Street 24 with an asking price of $750,000 ($645 psf). The tenure for both flats started in 1992.

While both flats along Bishan Street 24 are a short walk from Catholic High School (Primary and Secondary), Bishan MRT Station is almost 1km away.

Source: EdgeProp LandLens (as at 11 December 2023)

Four-room HDB flats in Bishan achieve strong price growth

Since 2013, the average price for four-room HDB flats in Bishan (31%) has shown the strongest growth compared to their counterparts in the Central Region (27%) and islandwide (23%). However, the current average price for four-room flats in Bishan ($675 psf) consistently falls between their counterparts in the Central Region ($763 psf) and islandwide ($574 psf).

Source: EdgeProp Market Trends (as at 11 December 2023)

Living large in Bishan at an affordable price

At the time of writing, there were several listings for five-room HDB flats in Bishan with asking prices below $900,000. One of them is for a 1,302-sq ft flat at 197 Bishan Street 13 with an asking price of $848,000 ($651 psf). The flat is a short walk away from Bishan MRT Station and is within a 1km radius of several popular schools, such as Catholic High School (Primary and Secondary), Kuo Chuan Presbyterian School (Primary and Secondary), and Raffles Institution (Secondary and Junior College). The main drawback of the flat is that its tenure started in 1987.

Other amenities near 197 Bishan Street 13 include Junction 8, Bishan Bus Interchange, Bishan Public Library, and the Central Expressway.

Source: EdgeProp LandLens (as at 11 December 2023)

Buyers with a more modest budget might want to consider a five-room flat at 103 Bishan Street 12 with an asking price of $749,000 ($575 psf). The low-floor flat is 1,302 sq ft with a tenure that started in 1986.

However, the short remaining tenure for the flat may be mitigated by its proximity to Kuo Chuan Presbyterian School (Primary and Secondary), Raffles Institution (Secondary and Junior College), and Raffles Girls’ School (Secondary).

Source: EdgeProp LandLens (as at 11 December 2023)

Price growth for five-room HDB flats in Bishan surpasses Central Region

Since 2013, the average resale price for five-room HDB flats in Bishan (22%) has been growing at a stronger pace compared to their counterparts in the Central Region (19%). However, the current average price for five-room flats in Bishan ($684 psf) is still lower than that of similar flats in the Central Region ($707 psf). The price growth for five-room flats islandwide (22%) is on par with similar flats in Bishan, but the current price is significantly lower at $542 psf.