Bishan Executive HDB resale prices

How Bishan compares

Of the 16 towns with at least 20 Executive resales in this period, Bishan had the highest median Executive 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.

Executive flats made up 12% of Bishan's 410 resales in this period. Their S$1,292,500 median sits 52% above the town's all-type median of S$848,000, and 42% above the typical Executive median across towns with a page for this flat type (S$909,000). Nationally, 24,657 flats of all types changed hands, with a median of S$630,000.

Which Executive flats sell in Bishan

Almost every Executive flat sold here was HDB's Maisonette model: 44 sales, or 92% of the recorded total, at a median of S$1,269,000. With one model dominating, differences between sales come down more to storey, lease and condition than to layout.

Prices by quarter

The median moved from S$1,298,000 in Oct–Dec 2025 to S$1,277,500 in Jul–Sep 2026, a change of -1.6%. Each quarter has a different mix of blocks, so this is not a like-for-like price index.

Sales were busiest in Aug 2026 (8 registered) and quietest in Feb 2026 (1). The last three months of the period recorded 18 sales against 13 in the first three (+38%). 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$296,000 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 Executive resales was 60-79 years left: 38 sales, or about 79% of this flat type’s recorded transactions, with a median of S$1,280,000. If your flat has a different remaining lease, start with its own band instead of applying the town-wide median.

When Bishan's Executive blocks were built

The leases on these flats began between the 1980s and the 1990s. Blocks from the 1990s supplied 65% of sales at a median of S$1,260,000, while the 1980s blocks (17 sales) had a median of S$1,350,000. 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 Executive sales sat between S$1,088,888 and S$1,480,000, a spread of S$391,112. These are the 10th and 90th percentiles, not the lowest and highest sale prices. The typical floor area in this sample was 149 square metres. Compare that with your layout and size before treating a neighbouring sale as a match.

Half of these flats measured around 149 square metres. Over 151 sqm flats (10 sales) had a median of S$1,394,000, against S$1,254,440 for 146-151 sqm (36 sales). At the overall median of S$8,628 per square metre, a 5 square metre difference is worth roughly S$43,140 on paper, before storey, lease and renovation are taken into account.

Selling a Executive flat in Bishan: the agent fee

On the median Executive price of S$1,292,500, an illustrative 2% commission with GST comes to S$28,176.50. 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$25,997.59. Agency fees are negotiable and are not fixed by CEA.

Same flat type, similar price

• Serangoon ExecutiveS$1,105,000
• Bedok ExecutiveS$1,010,000
• Tampines ExecutiveS$980,000
• Hougang ExecutiveS$970,000

Other flat types in Bishan

• 3-room · S$530,000
• 4-room · S$788,000
• 5-room · S$970,000
• 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.