The top transaction this month hit $946 psf on Bishan St 13 — 29% above the town median. One block, very different price point.
Transaction volume picked up in Bishan in August 2026, with 48 resale transactions compared to 33 in July. Month-on-month, the town median PSF edged up 4.8% to $736 — a constructive signal for sellers. The town sits below the regional median of $762 psf (-3.4%).
Verified as of 30 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Bishan median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Bishan |
|---|---|---|
| Bishan | $736 | — |
| Central Region | $762 | +3.5% |
| Island Wide | $601 | -18.3% |
Bishan ranks #6 of 9 Central region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Shunfu Rd | 2 transactions | $676 |
| Sin Ming Rd | 2 transactions | $489 |
| Bishan St 23 | 2 transactions | $736 |
| Bishan St 12 | 2 transactions | $716 |
| Bishan St 12 | 1 transaction | $736 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 48 | $725,000 | $849,444 | $1,135,500 | $736 |
| 3-Room | 6 | $360,500 | $434,000 | $505,250 | $601 |
| 4-Room | 22 | $715,000 | $815,444 | $849,722 | $714 |
| 5-Room | 12 | $906,250 | $1,011,500 | $1,135,500 | $771 |
| Executive | 8 | $1,241,160 | $1,295,000 | $1,466,000 | $812 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $736 median PSF represents a 4.8% gain against July's $702. Transaction count rose 45% from 33 to 48. If you're a seller, this month's data supports holding asking price.
Shunfu Rd led with 2 transactions (4% of all town resale) at a median $676 psf — 8% below the town median. Sin Ming Rd followed with 2 transactions.
4-Room flats led resale activity in August 2026, accounting for 22 of 48 transactions (46%) at a median $714 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 192 Bishan St 13 | Executive | 22 TO 24 | 1,744 | $1,650,000 | $946 | 60 years 01 month |
| 273B Bishan St 24 | 5-Room | 31 TO 33 | 1,292 | $1,620,000 | $1,254 | 84 years |
| 442 Sin Ming Ave | Executive | 19 TO 21 | 1,722 | $1,550,000 | $900 | 62 years 06 months |
| 212 Bishan St 23 | Executive | 10 TO 12 | 1,679 | $1,438,000 | $856 | 64 years 09 months |
| 238 Bishan St 22 | Executive | 04 TO 06 | 1,604 | $1,330,000 | $829 | 65 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 110 Bishan St 12 | 3-Room | 01 TO 03 | 753 | $520,000 | $690 | 58 years 06 months |
| 129 Bishan St 12 | 3-Room | 04 TO 06 | 689 | $507,000 | $736 | 59 years 07 months |
| 311 Shunfu Rd | 3-Room | 01 TO 03 | 721 | $500,000 | $693 | 57 years 04 months |
| 22 Sin Ming Rd | 3-Room | 07 TO 09 | 732 | $368,000 | $503 | 46 years 02 months |
| 23 Sin Ming Rd | 3-Room | 10 TO 12 | 700 | $358,000 | $512 | 46 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 273A Bishan St 24 | 4-Room | 34 TO 36 | 1,023 | $1,300,000 | $1,271 | 84 years 01 month |
| 293 Bishan St 22 | 4-Room | 22 TO 24 | 1,098 | $910,000 | $829 | 70 years 11 months |
| 241 Bishan St 22 | 4-Room | 04 TO 06 | 1,227 | $871,000 | $710 | 65 years |
| 235 Bishan St 22 | 4-Room | 04 TO 06 | 1,216 | $860,168 | $707 | 64 years 09 months |
| 292 Bishan St 22 | 4-Room | 10 TO 12 | 1,098 | $850,000 | $774 | 70 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 273B Bishan St 24 | 5-Room | 31 TO 33 | 1,292 | $1,620,000 | $1,254 | 84 years |
| 207 Bishan St 23 | 5-Room | 04 TO 06 | 1,475 | $1,160,000 | $787 | 64 years 10 months |
| 446 Bright Hill Dr | 5-Room | 04 TO 06 | 1,313 | $1,158,000 | $882 | 62 years 09 months |
| 290 Bishan St 24 | 5-Room | 25 TO 27 | 1,324 | $1,128,000 | $852 | 70 years 10 months |
| 158 Bishan St 13 | 5-Room | 07 TO 09 | 1,367 | $1,100,000 | $805 | 60 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 192 Bishan St 13 | Executive | 22 TO 24 | 1,744 | $1,650,000 | $946 | 60 years 01 month |
| 442 Sin Ming Ave | Executive | 19 TO 21 | 1,722 | $1,550,000 | $900 | 62 years 06 months |
| 212 Bishan St 23 | Executive | 10 TO 12 | 1,679 | $1,438,000 | $856 | 64 years 09 months |
| 238 Bishan St 22 | Executive | 04 TO 06 | 1,604 | $1,330,000 | $829 | 65 years |
| 257 Bishan St 22 | Executive | 04 TO 06 | 1,625 | $1,260,000 | $775 | 65 years |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
4-Room flats in Bishan show a real lease-decay gap — units with 80-89 years remaining trade at $1,204 psf against $702 psf for the under-60 band, a 42% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 1312-mo avg · 13 transactions | $568,888 | $826 |
| under-60 years | 6 | $434,000 | $601 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 1012-mo avg · 10 transactions | $1,231,444 | $1,204 |
| 70-79 years | 712-mo avg · 7 transactions | $910,000 | $829 |
| 60-69 years | 13 | $815,888 | $707 |
| under-60 years | 6 | $710,000 | $702 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 1012-mo avg · 10 transactions | $1,553,500 | $1,203 |
| 70-79 years | 1112-mo avg · 11 transactions | $1,100,000 | $831 |
| 60-69 years | 5 | $1,100,000 | $787 |
| under-60 years | 5 | $950,000 | $729 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 7 | $1,330,000 | $829 |
| under-60 years | 512-mo avg · 5 transactions | $1,300,000 | $775 |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
No leases lodged in the past 5 years for this size.
Rents firming (+3.4% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 13 | 2 | $3,050/mo |
| Shunfu Rd | 2 | $2,800/mo |
| Bishan St 12 | 1 | $3,050/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 12 | 2 | $3,650/mo |
| Bishan St 24 | 2 | $3,700/mo |
| Shunfu Rd | 2 | $3,200/mo |
Rents holding steady (+1.2% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 12 | 2 | $4,300/mo |
| Bishan St 12 | 2 | $3,450/mo |
| Sin Ming Ave | 2 | $3,775/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
August 2026 was an active month for Bishan — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 42% 4-Room lease-decay spread between the 80-89 and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
No resale transactions lodged in the past 5 years for this size.
Softening (-12.6% MoM) — buyers may push back on this flat type.
Rental strong, +3.4% MoM — supports pricing (13 leases last month). Currently -21.1% vs the region median.
Get a Free ValuationFlat (+0.9% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (34 leases last month). Currently -6.3% vs the region median.
Get a Free ValuationRising (+7.4% MoM) — expect less room to negotiate on this flat type.
Rental steady, +1.2% MoM (12 leases last month). Currently +1.2% vs the region median.
Get a Free ValuationRising (+7.2% MoM) — expect less room to negotiate on this flat type.
31 leases over the trailing 12 months (12-mo avg · 31 leases) — this month's count is too thin for a MoM read. Currently +6.6% vs the region median.
Get a Free ValuationNo leases lodged in the past 5 years for this size.
Rents firming (+3.4% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 13 | 2 | $3,050/mo |
| Shunfu Rd | 2 | $2,800/mo |
| Bishan St 12 | 1 | $3,050/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 12 | 2 | $3,650/mo |
| Bishan St 24 | 2 | $3,700/mo |
| Shunfu Rd | 2 | $3,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+1.2% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 12 | 2 | $4,300/mo |
| Bishan St 12 | 2 | $3,450/mo |
| Sin Ming Ave | 2 | $3,775/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 31 leases
Low/High = P25–P75 rent range this month.
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