Bishan is trading about 5% below the wider region median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in Bishan in July 2026, with 33 resale transactions compared to 39 in June. Month-on-month, the town median PSF softened 5.5% to $702 — giving buyers a softer entry point. The town sits below the regional median of $738 psf (-4.8%).
Verified as of 2 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jun 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 | $702 | — |
| Central Region | $738 | +5.1% |
| Island Wide | $593 | -15.6% |
Bishan ranks #7 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 |
|---|---|---|
| Sin Ming Rd | 2 transactions | $470 |
| Bishan St 13 | 2 transactions | $720 |
| Bishan St 22 | 2 transactions | $772 |
| Bishan St 12 | 1 transaction | $697 |
| Bishan St 13 | 1 transaction | $915 |
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 | 33 | $635,000 | $788,000 | $958,000 | $702 |
| 3-Room | 5 | $350,000 | $480,000 | $495,888 | $688 |
| 4-Room | 15 | $637,500 | $720,000 | $809,000 | $708 |
| 5-Room | 10 | $905,972 | $950,000 | $1,052,500 | $718 |
| Executive | 3 | $1,139,444 | $1,190,000 | $1,300,000 | $757 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $702 median PSF represents a 5.5% dip against June's $743. Transaction count fell 15% from 39 to 33. If you're a buyer, this is a reasonable window to negotiate.
Sin Ming Rd led with 2 transactions (6% of all town resale) at a median $470 psf — 33% below the town median. Bishan St 13 followed with 2 transactions.
4-Room flats led resale activity in July 2026, accounting for 15 of 33 transactions (45%) at a median $708 psf.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 273B Bishan St 24 | 5-Room | 28 TO 30 | 1,292 | $1,580,000 | $1,223 | 84 years 02 months |
| 119 Bishan St 12 | Executive | 13 TO 15 | 1,625 | $1,410,000 | $868 | 59 years 10 months |
| 208 Bishan St 23 | Executive | 01 TO 03 | 1,572 | $1,190,000 | $757 | 64 years 11 months |
| 290 Bishan St 24 | 5-Room | 07 TO 09 | 1,324 | $1,100,000 | $831 | 70 years 11 months |
| 231 Bishan St 23 | Executive | 01 TO 03 | 1,572 | $1,088,888 | $693 | 64 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 193 Bishan St 13 | 3-Room | 10 TO 12 | 689 | $630,000 | $915 | 60 years 06 months |
| 305 Shunfu Rd | 3-Room | 07 TO 09 | 721 | $495,888 | $688 | 57 years 07 months |
| 105 Bishan St 12 | 3-Room | 01 TO 03 | 689 | $480,000 | $697 | 58 years 06 months |
| 22 Sin Ming Rd | 3-Room | 04 TO 06 | 732 | $350,000 | $478 | 46 years 04 months |
| 22 Sin Ming Rd | 3-Room | 01 TO 03 | 732 | $338,000 | $462 | 46 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 243 Bishan St 22 | 4-Room | 10 TO 12 | 1,130 | $958,000 | $848 | 65 years 02 months |
| 446 Bright Hill Dr | 4-Room | 04 TO 06 | 1,227 | $890,000 | $725 | 62 years 09 months |
| 285 Bishan St 22 | 4-Room | 13 TO 15 | 1,163 | $880,000 | $757 | 65 years 02 months |
| 501 Bishan St 11 | 4-Room | 01 TO 03 | 1,109 | $830,000 | $749 | 62 years 03 months |
| 243 Bishan St 22 | 4-Room | 01 TO 03 | 1,130 | $788,000 | $697 | 65 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 273B Bishan St 24 | 5-Room | 28 TO 30 | 1,292 | $1,580,000 | $1,223 | 84 years 02 months |
| 290 Bishan St 24 | 5-Room | 07 TO 09 | 1,324 | $1,100,000 | $831 | 70 years 11 months |
| 249 Bishan St 22 | 5-Room | 07 TO 09 | 1,421 | $1,080,000 | $760 | 65 years 01 month |
| 221 Bishan St 23 | 5-Room | 01 TO 03 | 1,302 | $970,000 | $745 | 64 years 11 months |
| 167 Bishan St 13 | 5-Room | 04 TO 06 | 1,313 | $970,000 | $739 | 61 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 119 Bishan St 12 | Executive | 13 TO 15 | 1,625 | $1,410,000 | $868 | 59 years 10 months |
| 208 Bishan St 23 | Executive | 01 TO 03 | 1,572 | $1,190,000 | $757 | 64 years 11 months |
| 231 Bishan St 23 | Executive | 01 TO 03 | 1,572 | $1,088,888 | $693 | 64 years 11 months |
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 $1,186 psf against $705 psf for the 60-69 band, a 41% 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 | 1512-mo avg · 15 transactions | $568,888 | $826 |
| under-60 years | 4112-mo avg · 41 transactions | $530,000 | $735 |
| 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 | 912-mo avg · 9 transactions | $1,212,888 | $1,186 |
| 70-79 years | 5 | Too few resale transactions in the past 5 years to report a reliable figure (5 in the trailing 12 months). | |
| 60-69 years | 10 | $769,000 | $705 |
| under-60 years | 5 | $710,000 | $724 |
| 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 | $1,485,000 | $1,150 |
| 70-79 years | 1012-mo avg · 10 transactions | $1,082,500 | $819 |
| 60-69 years | 6 | $950,000 | $718 |
| under-60 years | 1512-mo avg · 15 transactions | $945,000 | $726 |
| 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 | 3612-mo avg · 36 transactions | $1,259,000 | $794 |
| under-60 years | 512-mo avg · 5 transactions | $1,353,000 | $849 |
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 holding steady (+1.7% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Shunfu Rd | 2 | $3,150/mo |
| Shunfu Rd | 2 | $3,100/mo |
| Sin Ming Rd | 2 | $2,900/mo |
Rents softening (-2.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Sin Ming Rd | 3 | $3,400/mo |
| Bishan St 22 | 2 | $3,725/mo |
| Shunfu Rd | 2 | $3,400/mo |
Rents firming (+3.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 11 | 1 | $4,600/mo |
| Bishan St 12 | 1 | $4,050/mo |
| Bishan St 12 | 1 | $4,000/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.
Bishan saw both prices and volume ease in July 2026 — the kind of double softening that creates real negotiating room. Not a distressed signal, but sellers who priced optimistically may need to recalibrate. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 41% 4-Room lease-decay spread between the 80-89 and 60-69 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 (-12.0% MoM) — buyers may push back on this flat type.
Rental steady, +1.7% MoM (13 leases last month). Currently -6.8% vs the region median.
Get a Free ValuationFlat (-1.6% MoM) — anchor to recent comparables.
Rental softening, -2.0% MoM — price with that in mind (34 leases last month). Currently -4.1% vs the region median.
Get a Free ValuationSoftening (-6.1% MoM) — buyers may push back on this flat type.
Rental strong, +3.2% MoM — supports pricing (8 leases last month). Currently -2.7% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
32 leases over the trailing 12 months (12-mo avg · 32 leases) — this month's count is too thin for a MoM read. Currently +7.9% vs the region median.
Get a Free ValuationNo leases lodged in the past 5 years for this size.
Rents holding steady (+1.7% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Shunfu Rd | 2 | $3,150/mo |
| Shunfu Rd | 2 | $3,100/mo |
| Sin Ming Rd | 2 | $2,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Sin Ming Rd | 3 | $3,400/mo |
| Bishan St 22 | 2 | $3,725/mo |
| Shunfu Rd | 2 | $3,400/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bishan St 11 | 1 | $4,600/mo |
| Bishan St 12 | 1 | $4,050/mo |
| Bishan St 12 | 1 | $4,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 32 leases
Low/High = P25–P75 rent range this month.
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