Blk 103 Bishan St 12
Completed 1986 · 25 storeys · 92 flats · 59 years 11 months remaining · 24 resale transactions on record · maisonettes on the record · median household income in Bishan: $12,500/mo (highest quartile island-wide)
25 storeys · completed 1986
What the record shows
A 5-room here sold for $945,000 in Jan 2026. The same flat type in this block averaged $735,750 in 2020 — a gain of $209,250 — about $96 a day while the owner slept.
In this block, 5-room flats from floor 17 up have sold for a median of $998,000 — $173,000 more than floors 8 and below, same flat type, same block.
This block crossed 60 years remaining in 2025 — the line where CPF usage rules tighten for buyers. In Bishan over the last two years, flats below that line sold at a median 0% above their younger neighbours' PSF (212 sales).
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bishan median | Gross yield | Rented |
|---|---|---|---|---|---|
| 5-ROOM | $3,200/mo | $3,200–$3,200 | $4,000/mo | — | 1 |
| EXECUTIVE | $5,000/mo | $5,000–$5,000 | $4,500/mo | 4.3% | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bishan · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 14 sales — do higher floors really fetch more here?
Every recent sale HDB official record, latest 24
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jan 2026 | 5 ROOM | 04 to 06 | 121 | $945,000 | $726 | 59y 11m |
| Dec 2025 | 5 ROOM | 04 to 06 | 121 | $878,000 | $674 | 60y |
| Oct 2024 | EXECUTIVE | 22 to 24 | 163 | $1,410,000 | $804 | 61y 02m |
| Jul 2024 | 5 ROOM | 01 to 03 | 121 | $720,000 | $553 | 61y 05m |
| Jul 2024 | 5 ROOM | 19 to 21 | 121 | $998,000 | $766 | 61y 06m |
| Jul 2024 | 5 ROOM | 07 to 09 | 121 | $935,000 | $718 | 61y 05m |
| Jul 2023 | 5 ROOM | 04 to 06 | 121 | $825,000 | $633 | 62y 05m |
| May 2023 | 5 ROOM | 10 to 12 | 121 | $880,000 | $676 | 62y 07m |
| Jan 2023 | 5 ROOM | 07 to 09 | 121 | $890,000 | $683 | 62y 10m |
| Oct 2022 | 5 ROOM | 01 to 03 | 121 | $775,000 | $595 | 63y 02m |
| Aug 2022 | 5 ROOM | 10 to 12 | 121 | $888,000 | $682 | 63y 04m |
| Jul 2022 | 5 ROOM | 10 to 12 | 121 | $815,000 | $626 | 63y 05m |
| May 2022 | 5 ROOM | 01 to 03 | 121 | $738,000 | $567 | 63y 07m |
| Jan 2022 | 5 ROOM | 07 to 09 | 121 | $755,000 | $580 | 64y |
| Feb 2021 | 5 ROOM | 04 to 06 | 121 | $690,000 | $530 | 64y 10m |
| Oct 2020 | 5 ROOM | 22 to 24 | 121 | $760,000 | $584 | 65y 01m |
| Jan 2020 | 5 ROOM | 04 to 06 | 121 | $690,000 | $530 | 65y 10m |
| Jul 2019 | 5 ROOM | 19 to 21 | 121 | $773,888 | $594 | 66y 04m |
| Mar 2019 | 5 ROOM | 04 to 06 | 121 | $668,000 | $513 | 66y 08m |
| Sept 2018 | 5 ROOM | 07 to 09 | 121 | $730,000 | $560 | 67y 02m |
| Aug 2017 | EXECUTIVE | 22 to 24 | 150 | $950,000 | $588 | 68y 03m |
| Jul 2017 | 5 ROOM | 13 to 15 | 121 | $788,800 | $606 | 68y 04m |
| Jun 2017 | 5 ROOM | 13 to 15 | 121 | $825,000 | $633 | 68y 05m |
| May 2017 | 5 ROOM | 22 to 24 | 121 | $805,000 | $618 | 68y 06m |
Who lives in Bishan
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
Condos nearby
The private premium, measured: the nearest condo trades at 2.5×this block’s PSF.
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