Bishan is trading about 4% above the wider region median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in Bishan in May 2026, with 32 resale transactions compared to 38 in April. Month-on-month, the town median PSF edged up 2.5% to $751 — a constructive signal for sellers. The town sits above the regional median of $720 psf (+4.3%).
Verified as of 2 Aug 2026 · Latest resale data through May 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 | $751 | — |
| Central Region | $720 | -4.2% |
| Island Wide | $602 | -19.9% |
Bishan ranks #5 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 |
|---|---|---|
| Bishan St 23 | 2 transactions | $737 |
| Bishan St 12 | 1 transaction | $769 |
| Bishan St 13 | 1 transaction | $791 |
| Shunfu Rd | 1 transaction | $752 |
| Shunfu Rd | 1 transaction | $666 |
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 | 32 | $717,000 | $850,000 | $1,023,750 | $751 |
| 3-Room | 4 | $517,500 | $536,000 | $542,750 | $760 |
| 4-Room | 15 | $714,000 | $788,000 | $854,000 | $708 |
| 5-Room | 10 | $876,250 | $991,500 | $1,102,500 | $761 |
| Executive | 3 | $1,190,000 | $1,240,000 | $1,410,000 | $789 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $751 median PSF represents a 2.5% gain against April's $733. Transaction count fell 16% from 38 to 32. If you're a seller, this month's data supports holding asking price.
Bishan St 23 led with 2 transactions (6% of all town resale) at a median $737 psf — near the town median. Bishan St 12 followed with 1 transaction.
4-Room flats led resale activity in May 2026, accounting for 15 of 32 transactions (47%) at a median $708 psf. That flat type's PSF moved 2.3% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 286 Bishan St 24 | Executive | 22 TO 24 | 1,604 | $1,580,000 | $985 | 65 years 03 months |
| 273A Bishan St 24 | 4-Room | 22 TO 24 | 1,023 | $1,263,000 | $1,235 | 84 years 04 months |
| 231 Bishan St 23 | Executive | 07 TO 09 | 1,572 | $1,240,000 | $789 | 64 years 11 months |
| 216 Bishan St 23 | 5-Room | 13 TO 15 | 1,475 | $1,150,000 | $780 | 64 years 11 months |
| 401 Sin Ming Ave | Executive | 01 TO 03 | 1,668 | $1,140,000 | $683 | 58 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 185 Bishan St 13 | 3-Room | 04 TO 06 | 689 | $545,000 | $791 | 60 years 11 months |
| 309 Shunfu Rd | 3-Room | 07 TO 09 | 721 | $542,000 | $752 | 57 years 06 months |
| 110 Bishan St 12 | 3-Room | 07 TO 09 | 689 | $530,000 | $769 | 58 years 10 months |
| 313 Shunfu Rd | 3-Room | 01 TO 03 | 721 | $480,000 | $666 | 58 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 273A Bishan St 24 | 4-Room | 22 TO 24 | 1,023 | $1,263,000 | $1,235 | 84 years 04 months |
| 290 Bishan St 24 | 4-Room | 16 TO 18 | 1,076 | $960,000 | $892 | 71 years 01 month |
| 220 Bishan St 23 | 4-Room | 07 TO 09 | 1,130 | $875,000 | $774 | 65 years 03 months |
| 445 Sin Ming Ave | 4-Room | 07 TO 09 | 1,130 | $858,000 | $759 | 62 years 09 months |
| 113 Bishan St 12 | 4-Room | 10 TO 12 | 1,130 | $850,000 | $752 | 58 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 216 Bishan St 23 | 5-Room | 13 TO 15 | 1,475 | $1,150,000 | $780 | 64 years 11 months |
| 447 Bright Hill Dr | 5-Room | 19 TO 21 | 1,292 | $1,118,000 | $866 | 62 years 08 months |
| 192 Bishan St 13 | 5-Room | 07 TO 09 | 1,292 | $1,110,000 | $859 | 60 years 04 months |
| 179 Bishan St 13 | 5-Room | 10 TO 12 | 1,302 | $1,080,000 | $829 | 60 years 04 months |
| 190 Bishan St 13 | 5-Room | 16 TO 18 | 1,302 | $1,005,000 | $772 | 59 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 286 Bishan St 24 | Executive | 22 TO 24 | 1,604 | $1,580,000 | $985 | 65 years 03 months |
| 231 Bishan St 23 | Executive | 07 TO 09 | 1,572 | $1,240,000 | $789 | 64 years 11 months |
| 401 Sin Ming Ave | Executive | 01 TO 03 | 1,668 | $1,140,000 | $683 | 58 years 07 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.
5-Room flats in Bishan show a real lease-decay gap — units with 80-89 years remaining trade at $1,161 psf against $732 psf for the under-60 band, a 37% 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 | 2012-mo avg · 20 transactions | $558,500 | $811 |
| under-60 years | 4512-mo avg · 45 transactions | $532,000 | $749 |
| 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 | $1,120,000 | $1,095 |
| 70-79 years | 4 | Last transacted: May 2026 · $892 psf | |
| 60-69 years | 8 | $782,500 | $699 |
| under-60 years | 5 | $708,000 | $708 |
| 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 | 1112-mo avg · 11 transactions | $1,500,000 | $1,161 |
| 70-79 years | 1012-mo avg · 10 transactions | $1,066,500 | $813 |
| 60-69 years | 7 | $1,080,000 | $780 |
| under-60 years | 1212-mo avg · 12 transactions | $949,000 | $732 |
| 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 | $790 |
| under-60 years | 4 | Last transacted: May 2026 · $683 psf | |
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.
A 2.5% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 37% 5-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.
Flat — no clear month-on-month PSF signal yet for this flat type.
Rental steady, +1.7% MoM (13 leases last month). Currently +6.9% vs the region median.
Get a Free ValuationSoftening (-2.3% MoM) — buyers may push back on this flat type.
Rental softening, -2.0% MoM — price with that in mind (34 leases last month). Currently -1.7% vs the region median.
Get a Free ValuationRising (+9.0% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.2% MoM — supports pricing (8 leases last month). Currently +5.7% 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 +9.8% 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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