Private property prices per square foot in Bishan
High confidence95% CI $1,940–$2,050 per ft²n = 261 caveats
The median private resale price in Bishan (Central Region) is S$2,000 per square foot (S$21,500 per square metre), from 261 caveats in the 12 months to September 2026. Over the 10 years to 2026 Q3, the HDB median price per square foot here changed by +3.2% a year in cash terms, or +1.2% a year after inflation. HDB resale here runs S$743 per square foot from 410 resales, at a median 4-room price of S$788,000: a separate register, never combined with the private figures.
Map of 11 private developments in Bishan that recorded a caveat in the last 12 months. Each square is one development, placed at its own coordinate and coloured by median price per square foot. URA permits derived statistics and not the caveats themselves, so a square is a median across a development rather than one sale.
Private prices in Bishan
Median price per ft²
$743
n = 410 resales (12 months)
Median resale price
$848,000
median flat 1,130 ft²
Median lease remaining
61 yrs
of a 99-year lease
98 of 410 resales here crossed $1,000,000 in the last 12 months (23.9%).
How prices are spread in Bishan
Distribution of S$/ft² for 410 resales in Bishan over the last 12 months. They run from $429 to $1,270. The median is $743/ft² with a 95% CI of $735 to $751 and a middle 60% running $679 to $813. Every one of these sales is listed in the table below.
- p20 $679
- p80 $813
- 95% CI $735–$751
By flat type
Every HDB resale registered here in the last 12 months.
Price by remaining lease, 4-room
Bishan, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.
| Years of lease remaining | Median price per ft² | Transactions behind the figure |
|---|---|---|
| <50 yearsmedian $475,000 | $501/ft² | n = 14 |
| 50-59 yearsmedian $730,000 | $751/ft² | n = 73 |
| 60-69 yearsmedian $760,000 | $714/ft² | n = 442 |
| 70-79 yearsmedian $852,944 | $772/ft² | n = 26 |
| 80-89 yearsmedian $1,078,000 | $1,050/ft² | n = 19 |
Across these bands the rate falls 52% from $1,050/ft² at 80-89 years to $501 at <50, on 4-room flats in Bishan.
Price by floor, 4-room
Bishan, 4-room resales only, last 12 months. Bands with fewer than eight are not shown.
| Storey band | Median price per ft² | Transactions behind the figure |
|---|---|---|
| Floors 1 to 3 | $671/ft² | n = 43 |
| Floors 4 to 6 | $718/ft² | n = 46 |
| Floors 7 to 9 | $744/ft² | n = 48 |
| Floors 10 to 12 | $749/ft² | n = 36 |
Buyers: Where does a price sit?
Ranked against 410 resales in Bishan (12 months).
S$848,000 for 1,141 ft² is around the 50th percentile of the 410 resales recorded here.
Sellers: How much is my flat worth?
At the median of S$743 per square foot, over 410 resales (12 months).
A market figure for that size in Bishan, not a valuation of your flat.
S$848,000
middle 60% of resales: S$775,000 to S$928,000 for that size · 410 resales, 12 months
Resales (last 12 months)
410 sales
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Sep 2026 | 273a Bishan St 24 | S$1,600,000 | 5-room | 84 yrs | $1,240 | |
| Sep 2026 | 186 Bishan St 13 | S$1,480,000 | Executive | 60 yrs | $938 | |
| Sep 2026 | 119 Bishan St 12 | S$1,400,000 | Executive | 60 yrs | $861 | |
| Sep 2026 | 261 Bishan St 22 | S$1,300,000 | Executive | 65 yrs | $827 | |
| Sep 2026 | 134 Bishan St 12 | S$1,295,000 | Executive | 59 yrs | $797 | |
| Sep 2026 | 291 Bishan St 24 | S$1,270,000 | 5-room | 71 yrs | $975 | |
| Sep 2026 | 186 Bishan St 13 | S$1,180,000 | Executive | 60 yrs | $751 | |
| Sep 2026 | 169 Bishan St 13 | S$1,160,000 | Executive | 59 yrs | $739 | |
| Sep 2026 | 218 Bishan St 23 | S$1,160,000 | Executive | 65 yrs | $728 | |
| Sep 2026 | 190 Bishan St 13 | S$1,080,000 | 5-room | 59 yrs | $830 | |
| Sep 2026 | 153 Bishan St 13 | S$1,000,000 | 5-room | 60 yrs | $780 | |
| Sep 2026 | 190 Bishan St 13 | S$1,000,000 | 5-room | 59 yrs | $767 | |
| Sep 2026 | 157 Bishan St 13 | S$990,000 | 5-room | 60 yrs | $760 | |
| Sep 2026 | 125 Bishan St 12 | S$968,000 | 5-room | 60 yrs | $743 | |
| Sep 2026 | 290 Bishan St 24 | S$960,888 | 4-room | 71 yrs | $893 | |
| Sep 2026 | 155 Bishan St 13 | S$955,000 | 5-room | 60 yrs | $733 | |
| Sep 2026 | 163 Bishan St 13 | S$940,000 | 5-room | 61 yrs | $722 | |
| Sep 2026 | 149 Bishan St 11 | S$930,000 | 5-room | 59 yrs | $708 | |
| Sep 2026 | 128 Bishan St 12 | S$928,888 | 5-room | 60 yrs | $713 | |
| Sep 2026 | 170 Bishan St 13 | S$925,000 | 5-room | 60 yrs | $710 |
Private prices in Bishan
Median price per ft²
$2,000
95% CI $1,940–$2,050 · n = 261 strata caveats (12 months)
Median price
$1,965,000
n = 261 resale caveats (12 months)
How private prices are spread in Bishan
Distribution of S$/ft² across 261 private resale caveats in Bishan over the last 12 months. They run from $939 to $2,760. The median is $2,000/ft² with a 95% interval of $1,940 to $2,050 and a middle 60% running $1,690 to $2,280.
- p20 $1,690
- p80 $2,280
- 95% CI $1,940–$2,050
By property type
Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.
| Property type | Median price per ft² | Transactions behind the figure |
|---|---|---|
| Condominiummedian $2,150,000 | $1,990/ft² | n = 198 |
| Apartmentmedian $1,688,000 | $2,010/ft² | n = 63 |
| Terracemedian $4,819,000 | priced on land | n = 58 caveats |
| Semi-detachedmedian $6,680,000 | priced on land | n = 17 caveats |
Buyers: Where does a price sit?
Placed on the published percentiles for 261 caveats in Bishan (12 months).
S$1,965,000 for 984 ft² is around the 50th percentile of the 261 caveats recorded here.
Sellers: How much is my home worth?
At the median of S$2,000 per square foot, over 261 caveats (12 months).
A market figure for that size in Bishan, not a valuation of your flat.
S$1,970,000
middle 60% of caveats: S$1,660,000 to S$2,240,000 for that size · 261 caveats, 12 months
Private sales by project in Bishan
11 developments with at least ten caveats in the last 12 months.
URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.
Public (HDB) rents in Bishan
Approved HDB rentals in the last 12 months, against resale prices for the same flat type.
Gross yield, 4-room
5.6%
on 63 years of lease remaining
Median rent, 4-room
$3,650/mo
from 389 approved rentals (12 months)
Median resale price, 4-room
$788,000
from 191 resales (12 months)
Gross, before costs; a ratio is dimensionless so it compares with the private yield, but a 99-year lease that cannot be let out in its first five years is not the same asset.
Rent by flat type
Approved HDB rentals in Bishan over the last 12 months, each flat type against the resale price of the same flat type.
| Flat type | Median monthly rent | Gross yield |
|---|---|---|
| 3-room | $3,000/mo | 6.8% |
| 4-room | $3,650/mo | 5.6% |
| 5-room | $4,000/mo | 5.0% |
| Executive | $4,550/mo | too few rentals |
Private rents in Bishan
Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.
Gross yield range
3.0%–3.8%
across 2 size bands; no band contains this area's median home
Median monthly rent
$4,200/mo
middle 50% $3,700–$5,000 · all sizes, 1,264 contracts (12 months)
Median resale price
$1,965,000
all sizes, 261 resale caveats (12 months)
Gross, before costs; a ratio is dimensionless so it compares with the HDB yield, but a 99-year HDB lease and a possibly-freehold private unit are not the same asset.
URA’s own median rent per ft² here is $5.23 for 2026 Q2, from 9 projects.
Rent by unit size
Lease contracts lodged with URA in Bishan over the last 12 months, each size band against the resale price of the same size band.
| Unit size | Median monthly rent | Gross yield |
|---|---|---|
| 40–50 m² | $3,300/mo | 3.8% |
| 50–60 m² | $3,200/mo | too few resales |
| 60–70 m² | $3,950/mo | too few resales |
| 70–80 m² | $4,450/mo | 3.0% |
| 80–90 m² | $4,008/mo | too few resales |
| 90–100 m² | $4,425/mo | too few resales |
| 100–110 m² | $5,200/mo | too few resales |
| 110–120 m² | $5,100/mo | too few resales |
| 120–130 m² | $4,900/mo | too few resales |
| 130–140 m² | $5,000/mo | too few lettings and too few resales |
| 140–150 m² | $4,800/mo | too few resales |
| 150–160 m² | $5,925/mo | too few lettings and too few resales |
| 160–170 m² | $7,200/mo | too few resales |
| 170–180 m² | $5,500/mo | too few lettings and too few resales |
| 190–200 m² | $6,100/mo | too few lettings and too few resales |
| 200–210 m² | $6,200/mo | too few lettings and too few resales |
1,233 of 1,264 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.
Rent by bedrooms
Lease contracts lodged with URA in Bishan over the last 12 months.
| Bedrooms | Median monthly rent | Transactions behind the figure |
|---|---|---|
| 1 bedroom | $3,250/mo | n = 308 |
| 2 bedrooms | $4,100/mo | n = 475 |
| 3 bedrooms | $5,100/mo | n = 398 |
| 4 bedrooms | $7,200/mo | n = 57 |
1,238 of 1,264 contracts are in the rows above. 21 carry no bedroom count and 5 are in sizes with too few lettings to publish.
Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.
More on Bishan (42 links)
Inside Bishan
Elsewhere in Central Region
Head to head
Ranked here
- 4th of 28 in highest median hdb resale price by district
- 5th of 11 in lowest hdb price per square foot in the central region
- 6th of 25 in highest share of million-dollar hdb resales by district
- 7th of 26 in districts with the dearest 4-room flats
- 7th of 11 in most expensive districts in the central region by hdb price per square foot
- 8th of 28 in most expensive districts by hdb price per square foot
- All league tables
Further reading
- What happens when a 99-year HDB lease ends
- Where is the cheapest HDB housing in Singapore?
- Where new resale supply is coming from
- Million-dollar HDB flats: how many, where, and what share
- HDB rental yield, measured from the rental register
- Public and private are two markets, not two prices
- What is a good price per square foot for an HDB flat?
- Lease decay: what a shorter HDB lease actually costs
- The high-floor premium in HDB resale, measured
- Median or average: which HDB price should you believe?
- The 2026 HDB resale report
Nearby areas
Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).
Cite us
HDB resale registrations to September 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made
Copy one of these, or adapt it.
Plain text
IndexProp SG, "Property prices in Bishan", dataset 2026-09, https://indexprop.com/sg/property-prices/district/bishan. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.
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<a href="https://indexprop.com/sg/property-prices/district/bishan">Property prices in Bishan - IndexProp SG</a> (dataset 2026-09). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.
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