Property UpsideSingapore property research
Menu
220 Bishan St 23/Recorded property history

Official property recordsNear Bishan MRTNear Bishan-Ang Mo Kio Park (River Plains)

220 Bishan St 23: recorded history

Explore the sales, rental records and building information available from our connected sources.

View charts & analysis · View source records

Property Upside score

Eight dimensions of the evidence for this property.

49/100Overall research score
Property research scores across eight dimensionsEach axis runs from zero at the centre to 100 at the outside. Missing evidence is not zero and is not joined across the chart. All scores and evidence appear in the category list. Value: 16 out of 100Resale demand: 33 out of 100Connectivity: 80 out of 100Tenure resilience: 66 out of 100URA growth catalysts: 65 out of 100 Value16Resaledemand33Rentalappeal—Connectivity80Everydayliving—Tenureresilience66URA growthcatalysts65En blocpotential—

79% evidence coverage · 5 of 7 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: Connectivity (80). Lowest supported dimension: Value (16).

Value20% weight16/100

Latest recorded sale reference: S$875,000 against a S$770,000 comparable central price. Historical evidence, not a valuation or forecast.

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

  • Comparable sales: 10 in the selected size/type cohort (2026-05) Source
  • Latest recorded sale reference: S$875,000 (2026-05) Source
  • Source checked: HDB resale transactions (2026-09-06) Source
Resale demand15% weight33/100

Resales recorded in 4 of 12 months (5 sales). Monthly activity consistency proxy, not a probability of sale.

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

  • Recorded resale activity: 2026-01 to 2026-05; selected type and tenure (2026-05) Source
Rental appeal10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight80/100

Bishan MRT is approximately 694 m away in a straight line.

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

  • Nearest sourced MRT: Bishan MRT (2026-09-06) Source
Everyday living10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

Tenure resilience15% weight66/100

Approximately 64.9 years remaining as of Sep 2026. Tenure longevity only; no financing or resale guarantee.

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

  • Recorded tenure: 99-year leasehold (2026-05) Source
URA growth catalysts10% weight65/100

Cross Island Line phase 1: 2030 (LTA target). Matched using Ang Mo Kio MRT as a reference.

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

  • Master Plan zoning at the mapped reference point: Residential; gross plot ratio 2.8. (2026-09-06) Source
  • Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source
  • Cross Island Line phase 1: Under construction; 2030 (LTA target). Approx. 1,348 m straight-line to Ang Mo Kio MRT reference. An additional MRT line is being built at this existing interchange, broadening east-west travel options. Construction disruption and changes to completion dates remain possible. Distance uses the existing station reference, not the future entrance. (2026-09-06) Source
En bloc potential5% weight · Not applicable—

Private strata collective-sale scoring does not apply to this property class.

How it is assessed. A score requires verified strata ownership, site boundaries, existing lawful GFA, redevelopment entitlement and costs. Building age or a zoning polygon alone does not establish collective-sale feasibility or probability.

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.0.

Start with the evidence.A comparison size is selected. Refine the area and price for the property you are considering.
Updates as you type. No submission needed.

4 ROOM · strata area · Resale · 1 unit per transaction · Tenure not classified. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 1,130 sq ft property in 220 Bishan St 23

Comparable sales
Comparable-sale benchmarkS$770,000

S$645,000 – S$780,000

Middle 50% of recorded prices
10 comparable sales over 5 years

Recent comparable sale is S$105,000 higher than the benchmark.

13.6%above the benchmark
Recent comparable saleS$875,000
Comparable medianS$770,000
S$0S$1,300,000
Below range Within range Above range

Recorded sale from 2026-05. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$677
Comparable sales
10Past 5 years
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
Tenure not classified

Comparable recorded prices over time

Annual recorded sale prices per sq ft of strata area for the selected size band · This property

1995-09–2026-05
220 Bishan St 23 annual median recorded sale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 244383523663803 1996: S$359 / sq ft; 6 sales1998: S$309 / sq ft; 5 sales2004: S$280 / sq ft; 5 sales2026: S$699 / sq ft; 5 sales 199520112026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View annual figures
PeriodSalesMedian / sq ftMiddle 50%
19951Insufficient sales—
19966S$359S$344–375
19973Insufficient sales—
19985S$309S$302–341
19993Insufficient sales—
20002Insufficient sales—
20011Insufficient sales—
20023Insufficient sales—
20031Insufficient sales—
20045S$280S$271–288
20050Insufficient sales—
20062Insufficient sales—
20072Insufficient sales—
20082Insufficient sales—
20093Insufficient sales—
20100Insufficient sales—
20111Insufficient sales—
20120Insufficient sales—
20131Insufficient sales—
20142Insufficient sales—
20150Insufficient sales—
20160Insufficient sales—
20170Insufficient sales—
20182Insufficient sales—
20193Insufficient sales—
20202Insufficient sales—
20212Insufficient sales—
20221Insufficient sales—
20231Insufficient sales—
20241Insufficient sales—
20251Insufficient sales—
20265S$699S$690–730

Price versus other developments

BISHAN · HDB · Tenure not classified

220 Bishan St 23S$677

10 sales · This development

449 Sin Ming AveS$676

7 sales

252 Bishan St 22S$675

11 sales

250 Bishan St 22S$679

5 sales

239 Bishan St 22S$680

7 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other bishan · hdb transactions

LowerHigher55 / 100

Price percentile

1.7% above the bishan · hdb median of S$666 / sq ft.

Based on 663 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of bishan · hdb recorded sale prices for similar-sized properties

663 transactions
Recorded sale prices per square foot, with a marker for the market median and this development.S$433–523 / sq ft: 30 salesS$523–613 / sq ft: 144 salesS$613–703 / sq ft: 242 salesS$703–794 / sq ft: 188 salesS$794–884 / sq ft: 21 salesS$884–974 / sq ft: 16 salesS$974–1,064 / sq ft: 14 salesS$1,064–1,154 / sq ft: 2 salesS$1,154–1,245 / sq ft: 5 salesS$1,245–1,335 / sq ft: 1 salesS$433S$1,335 / sq ft
220 Bishan St 23: S$677 / sq ftMarket median: S$666 / sq ft

Bar height shows the number of other transactions in each price band. Same bishan · hdb, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$433–52330
S$523–613144
S$613–703242
S$703–794188
S$794–88421
S$884–97416
S$974–1,06414
S$1,064–1,1542
S$1,154–1,2455
S$1,245–1,3351

What traded in this development

Recorded strata areas in sales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 4 sales (80.0%)1,200–1,799 sq ft: 1 sales (20.0%)1,800 sq ft and above: 0 sales (0.0%)5recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
480.0%
1,200–1,799 sq ft
120.0%
1,800 sq ft and above
00.0%

Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.

The sales behind the comparison

961–1,300 sq ft · Past 5 years

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-051130 sq ft7–9S$875,000S$774
2026-051109 sq ft4–6S$775,000S$699
2026-031216 sq ft7–9S$888,000S$730
2026-021130 sq ft1–3S$780,000S$690
2026-011152 sq ft4–6S$765,000S$664
2025-031109 sq ft10–12S$690,000S$622
2024-101109 sq ft10–12S$780,000S$704
2023-041109 sq ft4–6S$630,000S$568

Up to eight recent matching sales shown; the recent comparison contains 10 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Contains information from HDB resale transactions, accessed from data.gov.sg under the Singapore Open Data Licence. Last checked 6 Sep 2026, 09:45 SGT. Source documentation · Licence / terms · Full methodology

Charts & price evidence

Understand what these records can tell you.

All property records

220 Bishan St 23 · Every recorded date, size and property type

4 rentals

All published history, including archived records. No date, size, flat-type, sale-category, tenure or unit-count exclusions. Source corrections use the latest published record; all 4 retained source versions are also available.

2021-08–2026-07Download complete rentals data (JSONL)
Recorded activity by year · all 4 records
2021
1
2022
1
2023
1
2026
1

Showing 1–4 of 4 records. Every page is available below; the download contains the complete dataset for this property.

MonthProperty Flat typeMonthly rent Full source record
2026-07220 Bishan St 23 5 ROOMS$4,300
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 205415,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 205415,
  "place_id": "18126a05-a4ec-473d-9bc8-35688432833c",
  "month": "2026-07",
  "flat_type": "5 ROOM",
  "monthly_rent": "4300.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "BISHAN",
    "block": "220",
    "flat_type": "5-ROOM",
    "street_name": "BISHAN ST 23",
    "monthly_rent": "4300",
    "rent_approval_date": "2026-07"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2023-12220 Bishan St 23 5 ROOMS$2,800
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 106670,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 106670,
  "place_id": "18126a05-a4ec-473d-9bc8-35688432833c",
  "month": "2023-12",
  "flat_type": "5 ROOM",
  "monthly_rent": "2800.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "BISHAN",
    "block": "220",
    "flat_type": "5-ROOM",
    "street_name": "BISHAN ST 23",
    "monthly_rent": "2800",
    "rent_approval_date": "2023-12"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2022-01220 Bishan St 23 5 ROOMS$2,300
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 39288,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 39288,
  "place_id": "18126a05-a4ec-473d-9bc8-35688432833c",
  "month": "2022-01",
  "flat_type": "5 ROOM",
  "monthly_rent": "2300.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "BISHAN",
    "block": "220",
    "flat_type": "5-ROOM",
    "street_name": "BISHAN ST 23",
    "monthly_rent": "2300",
    "rent_approval_date": "2022-01"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}
2021-08220 Bishan St 23 4 ROOMS$2,600
All fields & provenance

HDB renting out of flats · Source terms

Captured 5 Sep 2026, 19:45 SGT

{
  "id": 23590,
  "snapshot_id": "811ab99d-3c44-4421-a93c-1625d57560ff",
  "row_number": 23590,
  "place_id": "18126a05-a4ec-473d-9bc8-35688432833c",
  "month": "2021-08",
  "flat_type": "4 ROOM",
  "monthly_rent": "2600.00",
  "area_sqm": null,
  "raw_identity": {
    "town": "BISHAN",
    "block": "220",
    "flat_type": "4-ROOM",
    "street_name": "BISHAN ST 23",
    "monthly_rent": "2600",
    "rent_approval_date": "2021-08"
  },
  "source": "hdb_rentals",
  "source_url": "https://data.gov.sg/datasets/d_c9f57187485a850908655db0e8cfe651/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-05 11:45:48.149121+00:00",
  "last_confirmed_at": "2026-09-05 11:45:48.149121+00:00",
  "snapshot_checksum": "6817d031c5fbf98dd9fe852bf71ca90e82b91c20dda4a5f5b91c2c11e597239b"
}

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.