THE PROPSBIT HDB COLLECTION · BISHAN
116 Bishan
Street 12
Resale evidence.
A clearer next move.
Explore published market records, compare like-for-like flats and consider the local details that matter when selling or buying at Block 116.
START WITH THE EVIDENCE
What do the public records show?
The latest registration month in the current source snapshot is Jun 2025, with 3 published records and recorded prices of S$528,000–S$550,000. This is market data, not a current offer or a transaction attributed to Jim Tan.All sizes and types combined unless stated. A small recent sample can be unrepresentative; these figures are not a valuation or a current asking price.
COMPARE LIKE WITH LIKE
Different layouts. Different evidence.
64 sqm · Simplified
S$460,000 historical median
S$368,000–S$560,000
15 published records
Nov 2017–Jun 2025. Different floors, condition and dates are not adjusted.
70 sqm · Simplified
S$454,500 historical median
S$359,000–S$550,000
2 published records
Feb 2019–Jun 2025. Different floors, condition and dates are not adjusted.
84 sqm · Simplified
S$532,500 historical median
S$475,000–S$590,000
2 published records
Sep 2020–Mar 2022. Different floors, condition and dates are not adjusted.
89 sqm · Simplified
S$586,500 historical median
S$515,000–S$698,000
6 published records
Jul 2018–May 2023. Different floors, condition and dates are not adjusted.
These are layouts found in published transactions, not a complete inventory of every layout in the block. HDB flat type is not a bedroom count. The source floor area can include qualifying additions.
THE LONGER VIEW
See the history, not a prediction.
All recorded sizes/types combined. Changes in the mix of flats sold can change the median. Years are shown newest first; years without records are omitted.
Each dot is a source record. Overlapping dots are possible. Hover for details or use the table below. The dashed line is an ordinary least-squares fit of recorded price against registration month, using all plotted records. It describes the historical sample and does not adjust for flat size, type, storey or condition; it is not a forecast. A line is only shown when records cover at least two different months.
THE UNDERLYING RECORDS
Explore the published transactions.
Filter the table to focus on comparable flat types and sizes. The charts above remain whole-block historical views.
| Registered | Flat type | Storey band | Area | Model | Price |
|---|---|---|---|---|---|
| 2025-06 | 3 Room | 07 TO 09 | 64 sqm | Simplified | S$550,000 |
| 2025-06 | 3 Room | 01 TO 03 | 64 sqm | Simplified | S$528,000 |
| 2025-06 | 3 Room | 01 TO 03 | 70 sqm | Simplified | S$550,000 |
| 2024-06 | 3 Room | 01 TO 03 | 64 sqm | Simplified | S$468,000 |
| 2024-05 | 3 Room | 07 TO 09 | 64 sqm | Simplified | S$560,000 |
| 2023-11 | 3 Room | 01 TO 03 | 64 sqm | Simplified | S$465,000 |
| 2023-05 | 4 Room | 07 TO 09 | 89 sqm | Simplified | S$698,000 |
| 2023-05 | 4 Room | 04 TO 06 | 89 sqm | Simplified | S$670,000 |
| 2023-05 | 3 Room | 04 TO 06 | 64 sqm | Simplified | S$462,888 |
| 2022-12 | 3 Room | 07 TO 09 | 64 sqm | Simplified | S$460,000 |
| 2022-11 | 3 Room | 07 TO 09 | 64 sqm | Simplified | S$488,000 |
| 2022-06 | 4 Room | 07 TO 09 | 89 sqm | Simplified | S$625,000 |
| 2022-04 | 3 Room | 07 TO 09 | 64 sqm | Simplified | S$420,000 |
| 2022-03 | 4 Room | 07 TO 09 | 84 sqm | Simplified | S$590,000 |
| 2022-02 | 3 Room | 04 TO 06 | 64 sqm | Simplified | S$445,000 |
| 2022-01 | 3 Room | 04 TO 06 | 64 sqm | Simplified | S$420,000 |
| 2021-02 | 3 Room | 07 TO 09 | 64 sqm | Simplified | S$420,000 |
| 2020-09 | 4 Room | 01 TO 03 | 84 sqm | Simplified | S$475,000 |
| 2020-08 | 4 Room | 04 TO 06 | 89 sqm | Simplified | S$530,000 |
| 2019-06 | 3 Room | 01 TO 03 | 64 sqm | Simplified | S$390,000 |
| 2019-02 | 3 Room | 01 TO 03 | 70 sqm | Simplified | S$359,000 |
| 2018-09 | 4 Room | 04 TO 06 | 89 sqm | Simplified | S$548,000 |
| 2018-07 | 4 Room | 01 TO 03 | 89 sqm | Simplified | S$515,000 |
| 2018-03 | 3 Room | 07 TO 09 | 64 sqm | Simplified | S$380,000 |
| 2017-11 | 3 Room | 04 TO 06 | 64 sqm | Simplified | S$368,000 |
Registration month is not the exact sale-completion date. Storey bands are published ranges, not exact floors. Exact units and transaction parties are not identified. Matching field values may represent separate transactions; source records are preserved.
Contains information from HDB’s “Resale flat prices based on registration date from Jan-2017 onwards” and MOE’s “General information of schools”, accessed from data.gov.sg on 2 Nov 2026, 03:18 SGT (HDB) and 2 Nov 2026, 03:18 SGT (MOE), made available under the Singapore Open Data Licence version 1.0. Source publication may lag a transaction or change. Independent Propsbit analysis; no HDB, MOE or government endorsement is implied.
BEYOND THE PRICE
The surrounding neighbourhood.
A useful shortlist includes daily journeys, schools and everyday services. The sections below combine Jim’s local observations, MOE school-directory details and Block 116 walking checks dated 2 November 2026.
JIM’S LOCAL PERSPECTIVE
Living around Block 116.
I highlight Block 116 for everyday grocery access towards FairPrice at Block 510 and Sheng Siong at Block 512. Check the actual route and crossings for your own routine.
Top residential floor: 9th floor, as confirmed by Jim Tan.
For everyday convenience, I note a coffeeshop at Block 112 and a small cluster of approximately seven shops at Block 116. I also highlight Block 116 for access towards FairPrice at Block 510 Bishan Street 13 and Sheng Siong at Block 512 Bishan Street 13. Shop occupiers and opening hours can change.
Nearby blocks: floors and total units
| Bishan Street 12 block | Top residential floor | Total units |
|---|---|---|
| Block 112 | 9th floor | 96 |
| Block 113 | 12th floor | 110 |
| Block 114 | 12th floor | 110 |
| Block 115 | 9th floor | 115 |
| Block 116 | 9th floor | 110 |
Total units refers to HDB’s total dwelling units, not shops, available listings or the number of resale transactions. Source: HDB Property Information, accessed from data.gov.sg on 2 Nov 2026, 03:18 SGT, made available under the Singapore Open Data Licence version 1.0. The feed is checked with the shared background refresh; HDB publishes this dataset quarterly.
Local observations supplied and confirmed by Jim Tan on 1 November 2026. These are practical observations, not measured noise levels, an official building-height survey or a nearest-block ranking. Floors and outlooks can differ; confirm the actual home, lift-served floors and walking route during a visit.
Schools in the surrounding Bishan area
Catholic High School
9 BISHAN STREET 22
Raffles Institution
1 RAFFLES INSTITUTION LANE
Kuo Chuan Presbyterian Primary School
8 BISHAN STREET 13
Guangyang Secondary School
8 BISHAN STREET 12
Kuo Chuan Presbyterian Secondary School
10 BISHAN STREET 13
Guangyang Primary merged with Townsville Primary in 2023; the former Guangyang Primary address is not listed here as an operating primary school. School history.
Directory checked 2 Nov 2026, 03:18 SGT. MOE updates the source directory on its own schedule. The within-1 km primary-school categories for this block, listed in the school note below, were checked in MOE SchoolFinder on 2 November 2026; the remaining school cards are selected local reference points. P1 home-school distance uses building outlines and school boundaries, rather than a route or campus pin, and can change between registration years. Use OneMap SchoolQuery and MOE guidance for the applicable year. A nearby address does not guarantee a school place.
MRT, buses and everyday destinations
Bishan MRT · NS17 / CC15
North–South and Circle lines. Compare the actual entrance, crossings and route from this block.
Check walking route ↗Reference source ↗
Braddell MRT · NS18
An alternative North–South Line station to assess against your destination and walking route.
Check walking route ↗Reference source ↗
Bishan Bus Interchange
514 Bishan Street 13 · bus connections beside the Bishan town-centre transport hub.
Check walking route ↗Reference source ↗
Junction 8
9 Bishan Place · shops and services around the Bishan transport hub.
Check walking route ↗Reference source ↗
Bishan Community Club (Bishan CC)
51 Bishan Street 13, Singapore 579799 · a community destination for facilities, courses and activities. Check the official listing for current programmes and availability.
Check walking route ↗Reference source ↗
Bishan Public Library
5 Bishan Place · a library reference point in Bishan town centre. Check current services before travelling.
Check walking route ↗Reference source ↗
Walking times are dated route estimates, not live guarantees. The RI distance is calculated between block and campus map pins, rounded to 0.1 km; it is not a school-boundary measurement. Walking minutes are shown only where a route has been checked for the named block. Route links open an external service only when clicked. Context and route estimates are maintained centrally; the daily data refresh does not recheck mapping routes or P1 distance categories. Route checks are dated in their accompanying notes; school-distance categories for Block 116 were checked on 2 November 2026 in MOE SchoolFinder. Local observations and Bishan CC information were updated on 1 November 2026.
MORE OF JIM’S OBSERVATIONS · SUPPLIED 1 NOVEMBER 2026
- Jim generally finds Blocks 113 and 114 quieter than Block 115, although noise varies by unit, facing, floor and time of day.
- Some Block 112 homes face Bishan Street 12 or the carpark entrance.
- Block 115 offers convenient access towards Junction 8 and Bishan MRT; road noise is worth assessing at the actual unit.
These are practical local observations, not measured noise studies, an official survey or a verified nearest-block ranking. Confirm the actual home, windows, route and time of day during a visit.
GETTING AROUND
Walking checks from Block 116.
These estimates were checked specifically from 116 Bishan Street 12 to each destination using Google Maps walking directions on 2 November 2026 (first suggested route). They are separate from official school-admission distance categories.
| Destination | Approx. walk | Route distance | Route |
|---|---|---|---|
| Bishan MRT · NS17 / CC15 | 6 min | 450 m | Check route ↗ |
| Braddell MRT · NS18 | 20 min | 1.3 km (alternative 23 min, 1.7 km) | Check route ↗ |
| Bishan Bus Interchange | 7 min | 500 m | Check route ↗ |
| Junction 8 | 6 min | 450 m | Check route ↗ |
| Bishan Community Club (51 Bishan Street 13) | 6 min | 400 m | Check route ↗ |
| Bishan Public Library (5 Bishan Place) | 6 min | 450 m | Check route ↗ |
| Catholic High School (Primary) (9 Bishan Street 22) | 21 min | 1.4 km (alternative 22 min, 1.5 km) | Check route ↗ |
| Kuo Chuan Presbyterian Primary School (8 Bishan Street 13) | 13 min | 900 m | Check route ↗ |
| Guangyang Secondary School (8 Bishan Street 12) | 6 min | 450 m | Check route ↗ |
| Kuo Chuan Presbyterian Secondary School (10 Bishan Street 13) | 11 min | 850 m | Check route ↗ |
| Block 510 Bishan Street 13 (FairPrice area) | 4 min | 260 m | Check route ↗ |
| Block 512 Bishan Street 13 (Sheng Siong area) | 3 min | 230 m | Check route ↗ |
Walking times are dated estimates to the Google Maps destination point, not live guarantees and not to a specific entrance or school gate. Entrances, crossings, gates and walking pace affect the journey, and shorter local paths may not appear in the map. Supermarket rows use the block address, not a store entrance; confirm current stores and opening hours before relying on them. These are not straight-line distances and not official P1 admission distances.
BEFORE YOU DECIDE
Upgrading & HIP status.
BLOCK 116 BISHAN STREET 12
A useful check before your next move.
HDB’s upgrading enquiry record for Block 116 Bishan Street 12 (64 three-room and 46 four-room units listed) shows the programme below. The record does not list the Home Improvement Programme (HIP) for this block, so do not assume Block 116 shares the dates shown for neighbouring blocks.
- Programme
- IUP Batch P01 and Lift Upgrading Programme (LUP)
- Block status shown
- Cost Billed
- Announced on / billing date
- 16 November 2002 / 20 March 2007
Official record checked: 2 November 2026. Source: HDB’s View Status of Upgrading and Redevelopment Programmes enquiry for Block 116, Bishan St 12. “Cost Billed” is HDB’s displayed block-level status. HDB’s record gives no works-completion date, and the billing date is not presented as one or as confirmation that an individual flat’s charges are settled.
Block-level status does not establish which optional works an individual owner selected, the flat’s current condition, or whether any payment is due. Owners should check their own details through My HDBPage. Read HDB’s HIP guidance. Use HDB’s enquiry service to recheck the block’s current record.
A MORE CONSIDERED COMPARISON
Block 116: buyer and seller considerations.
Block 116 has recorded 3-room flats of 64 and 70 sqm and 4-room flats of 84 and 89 sqm, all Simplified. HDB’s block record lists 64 three-room and 46 four-room units. A figure for one layout is not a benchmark for another, so start with the group that matches your flat.
The latest registration month in the current source snapshot is Jun 2025. Where few or no records fall in the recent window shown above, older records show history rather than today’s market, and neighbouring blocks have different layouts and transaction mixes. Small samples can swing medians sharply. A quiet period in the public record is not a market signal; it only shows when registered resales appeared in the source.
The public source does not describe renovation quality, individual outlook, noise at a unit or negotiation circumstances. The block’s top residential floor is the 9th, so storey bands are published ranges rather than exact floors.
Bring these questions to the conversation
Sellers
- Which records match my layout and size?
- How should limited recent evidence shape my expectations?
- How might condition and presentation affect comparisons?
- How does my moving timeline shape the plan?
Buyers
- Which storey, facing and route suit my routine?
- How does the unit sound at different times of day?
- What does the remaining lease mean for my financing and plans? Confirm with HDB and your lender.
CLEAR ANSWERS
Questions owners and buyers ask.
What is the latest registered resale at Block 116?
The latest registration month in the current source snapshot is Jun 2025, with 3 published records and recorded prices of S$528,000–S$550,000. This is market data, not a current offer or a transaction attributed to Jim Tan.Does this page show what my flat is worth?
No. The figures are historical public records and calculated summaries. They are not an HDB valuation or a personalised price estimate. Compare relevant recent records and discuss the actual home before setting expectations.
Can I compare different flat sizes using the block median?
Use caution. The block median mixes the flats that happened to transact. Filter by flat type and area, and consider model, registration period and condition. Even price per square metre cannot adjust for every difference.
Are these transactions completed by Jim Tan?
No. These are HDB’s published market records. They are not presented as Jim Tan’s personal sales or an available-property list.
Do nearby schools guarantee admission?
No. Nearby-school information is not an admission promise or an official home-school distance determination. Verify the relevant registration-year rules and address category with MOE and OneMap SchoolQuery.
How do I discuss selling my flat here?
Use the WhatsApp or enquiry link below and share your block, flat type, approximate size and intended timing. You do not need to provide an exact unit number or identification documents for an initial conversation.
Which flat types appear in the Block 116 records?
The published records show 3-room flats of 64 and 70 sqm and 4-room flats of 84 and 89 sqm, all Simplified. Use the filters in the transaction table to compare like with like.
Is Block 116 part of HIP?
HDB’s upgrading enquiry, checked on 2 November 2026, lists Interim Upgrading Programme (IUP) Batch P01 and Lift Upgrading Programme (LUP) for Block 116, with a Cost Billed status, and does not list HIP. Individual owners should confirm their own position through My HDBPage.
How far is Bishan MRT from Block 116?
Google Maps’ first suggested walking route, checked on 2 November 2026, was about 6 minutes and 450 m. Entrances, crossings and walking pace can change the journey.
KEEP THE CONTEXT
Compare nearby block guides.
BISHAN STREET 12
Block 113
43 published resale records since 2017.
Latest registration month: Oct 2026.
BISHAN STREET 12
Block 114
24 published resale records since 2017.
Latest registration month: Apr 2026.
BISHAN STREET 12
Block 115
36 published resale records since 2017.
Latest registration month: Aug 2026.
These neighbouring guides give local context, not equivalent comparisons. According to HDB property information (checked 2 November 2026), Blocks 113 and 114 are recorded as 4-room blocks, whereas Block 115 lists 3-room and 4-room units, closer to Block 116’s mix. Compare age, layout, facing and transaction mix before drawing conclusions.
FOR HOMEOWNERS
Your flat deserves a closer look.
A block median cannot see your renovation, outlook or selling timeline. Share your flat type, approximate size and plans with Jim for a conversation about suitable comparisons, presentation and next steps.
No exact unit number or identity documents are needed for an initial enquiry. WhatsApp opens an external service. Read our Privacy Policy. This is a pricing discussion, not a formal HDB valuation or a promise of a sale price.
Sources and methodology.
Summary values are calculated by Propsbit from the published source records. Medians are unweighted by floor area; missing years are not filled in; the recent window uses the current and preceding 11 registration months. Records with identical visible fields are retained because unit identities are unavailable. No appreciation forecast is generated.
Contains information from HDB’s “Resale flat prices based on registration date from Jan-2017 onwards” and MOE’s “General information of schools”, accessed from data.gov.sg on 2 Nov 2026, 03:18 SGT (HDB) and 2 Nov 2026, 03:18 SGT (MOE), made available under the Singapore Open Data Licence version 1.0. Source publication may lag a transaction or change. Independent Propsbit analysis; no HDB, MOE or government endorsement is implied.
- HDB public resale dataset
- MOE school directory
- OneMap and SchoolQuery
- Kuo Chuan Presbyterian Primary — official contact
- Guangyang Secondary — official contact
- Kuo Chuan Presbyterian Secondary — official contact
- Townsville Primary — school history
- SMRT journey planner
- Junction 8 — property owner information
- HDB property information (total dwelling units, top floor) — checked 2 November 2026
- HDB upgrading and redevelopment programme enquiry — Block 116 checked 2 November 2026
- MOE SchoolFinder (OneMap School Query data) — within-1 km primary schools for 116 Bishan Street 12 checked 2 November 2026
- Google Maps walking directions — routes from 116 Bishan Street 12 checked 2 November 2026