How floor level changes the price
5-Room units on higher floors (22 TO 24) trade at a median of S$1,185,000, while lower floors (01 TO 03) sit at S$915,000. That is a 30% premium for height in this segment.
| Floor band | Median price | Sales |
|---|---|---|
| 01 TO 03 | S$915,000 | 27 |
| 04 TO 06 | S$932,500 | 50 |
| 07 TO 09 | S$980,000 | 44 |
| 10 TO 12 | S$989,444 | 38 |
| 13 TO 15 | S$1,070,000 | 16 |
| 16 TO 18 | S$1,119,000 | 8 |
| 19 TO 21 | S$1,068,000 | 17 |
| 22 TO 24 | S$1,185,000 | 8 |
How flat age changes the price
Comparing per-square-metre value strips out unit size. 5-Room flats built in the 2010s trade at S$12,417 psm, against S$7,851 psm for 1980s stock. Newer flats carry more remaining lease, which the market prices in.
| Built | Median per sqm | Sales |
|---|---|---|
| 1980s | S$7,851 psm | 138 |
| 1990s | S$8,352 psm | 58 |
| 2010s | S$12,417 psm | 22 |
Prices by flat model
Most 5-room resales in Bishan are Improved flats (159 sales, median S$960,000). DBSS units command the top of the range at S$1,490,000.
| Model | Median price | Sales |
|---|---|---|
| Improved | S$960,000 | 159 |
| DBSS | S$1,490,000 | 22 |
| Premium Apartment | S$1,072,500 | 20 |
| Model A | S$1,085,000 | 16 |
Most-traded blocks
The blocks with the most 5-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 |
|---|---|---|
| 275A BISHAN ST 24 | S$1,458,000 | 13 |
| 128 BISHAN ST 12 | S$962,500 | 6 |
| 155 BISHAN ST 13 | S$981,944 | 6 |
| 402 SIN MING AVE | S$927,500 | 6 |
| 273B BISHAN ST 24 | S$1,475,000 | 6 |
| 190 BISHAN ST 13 | S$1,005,000 | 5 |
| 158 BISHAN ST 13 | S$968,000 | 5 |
| 153 BISHAN ST 13 | S$950,000 | 5 |
Source: HDB resale transaction records. Medians shown for blocks with the most recent sales.
Frequently asked questions
How much does a 5-room HDB flat cost in Bishan?
The median 5-room HDB resale price in Bishan is S$988,444, based on 218 recent transactions. Prices range from S$780,000 to S$1,711,000 depending on floor level, remaining lease, flat model, and exact block.
Does floor level affect 5-room prices in Bishan?
Yes. 5-Room flats on higher floors (22 TO 24) sell for a median of S$1,185,000, versus S$915,000 on lower floors (01 TO 03). That is a 30% premium for height.
Are newer 5-room flats in Bishan more expensive?
Per square metre, 5-room flats from the 2010s trade at S$12,417 psm, compared with S$7,851 psm for 1980s stock, a 58% premium for the longer remaining lease.
Which blocks have the most 5-room resale activity in Bishan?
Over the recent window, 275A BISHAN ST 24 recorded the most 5-room resales (13), at a median of S$1,458,000. Block-level medians vary with floor, unit size, and lease.