How floor level changes the price
4-Room units on higher floors (19 TO 21) trade at a median of S$950,000, while lower floors (01 TO 03) sit at S$745,000. That is a 28% premium for height in this segment.
| Floor band | Median price | Sales |
|---|---|---|
| 01 TO 03 | S$745,000 | 85 |
| 04 TO 06 | S$750,000 | 108 |
| 07 TO 09 | S$800,500 | 90 |
| 10 TO 12 | S$802,000 | 65 |
| 13 TO 15 | S$850,000 | 17 |
| 16 TO 18 | S$925,000 | 9 |
| 19 TO 21 | S$950,000 | 5 |
How flat age changes the price
Comparing per-square-metre value strips out unit size. 4-Room flats built in the 2010s trade at S$11,474 psm, against S$5,699 psm for 1970s stock. Newer flats carry more remaining lease, which the market prices in.
| Built | Median per sqm | Sales |
|---|---|---|
| 1970s | S$5,699 psm | 10 |
| 1980s | S$7,976 psm | 177 |
| 1990s | S$7,790 psm | 185 |
| 2010s | S$11,474 psm | 13 |
Prices by flat model
Most 4-room resales in Bishan are Model A flats (216 sales, median S$828,000). DBSS units command the top of the range at S$1,090,000.
| Model | Median price | Sales |
|---|---|---|
| Model A | S$828,000 | 216 |
| Simplified | S$680,000 | 117 |
| Premium Apartment | S$840,000 | 17 |
| DBSS | S$1,090,000 | 13 |
| New Generation | S$704,000 | 12 |
| Improved | S$501,500 | 10 |
Most-traded blocks
The blocks with the most 4-room resale activity give the clearest read on what buyers are actually paying, because each has enough sales to form a reliable median.
| Block | Median price | Sales |
|---|---|---|
| 25 SIN MING RD | S$501,500 | 10 |
| 272 BISHAN ST 24 | S$793,888 | 9 |
| 262 BISHAN ST 22 | S$810,000 | 7 |
| 113 BISHAN ST 12 | S$720,000 | 7 |
| 131 BISHAN ST 12 | S$640,000 | 7 |
| 220 BISHAN ST 23 | S$780,000 | 7 |
| 290 BISHAN ST 24 | S$900,000 | 7 |
| 124 BISHAN ST 12 | S$672,500 | 6 |
Source: HDB resale transaction records. Medians shown for blocks with the most recent sales.
Frequently asked questions
How much does a 4-room HDB flat cost in Bishan?
The median 4-room HDB resale price in Bishan is S$780,000, based on 385 recent transactions. Prices range from S$425,000 to S$1,263,000 depending on floor level, remaining lease, flat model, and exact block.
Does floor level affect 4-room prices in Bishan?
Yes. 4-Room flats on higher floors (19 TO 21) sell for a median of S$950,000, versus S$745,000 on lower floors (01 TO 03). That is a 28% premium for height.
Are newer 4-room flats in Bishan more expensive?
Per square metre, 4-room flats from the 2010s trade at S$11,474 psm, compared with S$5,699 psm for 1970s stock, a 101% premium for the longer remaining lease.
Which blocks have the most 4-room resale activity in Bishan?
Over the recent window, 25 SIN MING RD recorded the most 4-room resales (10), at a median of S$501,500. Block-level medians vary with floor, unit size, and lease.