Bishan 4-room HDB resale prices

How Bishan compares

Of the 25 towns with at least 20 4-room resales in this period, Bishan had the 7th highest median 4-room price. Town medians mix blocks of different ages and locations, so a comparison between towns is a starting point, not a price for your flat.

4-room flats made up 47% of Bishan's 410 resales in this period. Their S$788,000 median sits 7% below the town's all-type median of S$848,000, and 23% above the typical 4-room median across towns with a page for this flat type (S$640,000). Nationally, 24,657 flats of all types changed hands, with a median of S$630,000.

Which 4-room flats sell in Bishan

Bishan's 4-room stock is mixed. Model A flats were the most traded (110 sales, 58%, median S$828,000), followed by Simplified (54 sales, median S$662,500), with DBSS, Premium Apartment and New Generation also recorded. The S$165,500 gap between the two largest models is a reminder to compare your flat with its own model, not the town figure.

Prices by quarter

The median moved from S$825,000 in Oct–Dec 2025 to S$750,000 in Jul–Sep 2026, a change of -9.1%. Each quarter has a different mix of blocks, so this is not a like-for-like price index.

Sales were busiest in Sep 2026 (23 registered) and quietest in Nov 2025 (9). The last three months of the period recorded 60 sales against 32 in the first three (+88%). Registration month lags the agreed sale by a few weeks, so these counts describe when deals completed, not when they were struck.

Prices by floor level

Flats on storey 13 and above sold for a median S$205,000 more than flats on storeys 1 to 6. The bands also differ in lease and location, so this gap is not the value of height alone.

Prices by remaining lease

Remaining lease affects how much CPF and bank loan a buyer can use, which shapes how many buyers can afford an older flat. HDB records the lease left at the time of each sale.

The largest lease group for Bishan 4-room resales was 60-79 years left: 136 sales, or about 71% of this flat type’s recorded transactions, with a median of S$797,500. If your flat has a different remaining lease, start with its own band instead of applying the town-wide median.

When Bishan's 4-room blocks were built

The leases on these flats began between the 1980s and the 2010s. Blocks from the 1990s supplied 48% of sales at a median of S$833,944, while the 1980s blocks (86 sales) had a median of S$710,000 and the 2010s blocks (9 sales) S$1,250,000. A buyer's CPF and loan limits depend on the lease left, so the decade your block was built shapes who can afford it.

Using this range for your own flat

The middle 80% of Bishan 4-room sales sat between S$640,000 and S$910,000, a spread of S$270,000. These are the 10th and 90th percentiles, not the lowest and highest sale prices. The typical floor area in this sample was 103 square metres. Compare that with your layout and size before treating a neighbouring sale as a match.

Half of these flats measured 86-105 square metres. Over 105 sqm flats (36 sales) had a median of S$849,444, against S$658,000 for under 86 sqm (47 sales). At the overall median of S$7,857 per square metre, a 5 square metre difference is worth roughly S$39,285 on paper, before storey, lease and renovation are taken into account.

Selling a 4-room flat in Bishan: the agent fee

On the median 4-room price of S$788,000, an illustrative 2% commission with GST comes to S$17,178.40. The Fairnest seller package is a fixed S$2,178.91 incl. GST, payable only when the sale completes. That is an illustrative difference of S$14,999.49. Agency fees are negotiable and are not fixed by CEA.

Same flat type, similar price

• Clementi 4-roomS$821,500
• Geylang 4-roomS$740,000
• Central Area 4-roomS$870,000
• Punggol 4-roomS$680,000

Other flat types in Bishan

• 3-room · S$530,000
• 5-room · S$970,000
• Executive · S$1,292,500
• All of Bishan

Observation period: Oct 2025 to Sep 2026. These are historical sales, not a valuation of any flat. Floor bands use the lowest storey in HDB's recorded range; lease bands use the remaining lease recorded at sale; quarters use the registration month. Contains information from HDB resale flat prices (registration date), data.gov.sg, accessed on 2026-10-17, made available under the terms of the Singapore Open Data Licence.