Blk 164 Bishan St 13
Completed 1987 · 22 storeys · 114 flats · 61 years 09 months remaining · 23 resale transactions on record · median household income in Bishan: $12,500/mo (highest quartile island-wide)
22 storeys · completed 1987 · shops below
What the record shows
A 5-room here sold for $960,000 in Nov 2025. The same flat type in this block averaged $744,000 in 2021 - a gain of $216,000 - about $118 a day while the owner slept.
In this block, 5-room flats from floor 15 up have sold for a median of $850,000 - $19,000 less than floors 7 and below, same flat type, same block.
This block crosses 60 years remaining in 2027 - the line where CPF usage rules begin tightening for buyers. In Bishan over the last two years, flats below that line sold at a median 0% above their younger neighbours' PSF (213 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 | $4,250/mo | $4,000–$4,500 | $4,000/mo | - | 2 |
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 · 13 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 23
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 5 ROOM | 07 to 09 | 131 | $960,000 | $681 | 61y 09m |
| Aug 2025 | 5 ROOM | 19 to 21 | 121 | $1,068,000 | $820 | 61y 11m |
| Oct 2024 | 5 ROOM | 04 to 06 | 121 | $940,000 | $722 | 62y 10m |
| Sept 2024 | 5 ROOM | 04 to 06 | 121 | $858,000 | $659 | 63y |
| Aug 2024 | 4 ROOM | 04 to 06 | 104 | $720,000 | $643 | 63y |
| Jun 2024 | 5 ROOM | 01 to 03 | 121 | $855,000 | $656 | 63y 02m |
| Apr 2024 | 5 ROOM | 10 to 12 | 121 | $950,000 | $729 | 63y 04m |
| Sept 2023 | 5 ROOM | 04 to 06 | 131 | $930,000 | $660 | 63y 10m |
| Aug 2023 | 5 ROOM | 04 to 06 | 131 | $880,000 | $624 | 64y |
| Mar 2023 | 5 ROOM | 01 to 03 | 121 | $750,000 | $576 | 64y 04m |
| Jun 2022 | 5 ROOM | 16 to 18 | 121 | $850,000 | $653 | 65y 02m |
| Feb 2022 | 5 ROOM | 19 to 21 | 121 | $823,000 | $632 | 65y 05m |
| Dec 2021 | 5 ROOM | 04 to 06 | 121 | $685,000 | $526 | 65y 07m |
| May 2021 | 5 ROOM | 07 to 09 | 121 | $720,000 | $553 | 66y 03m |
| Feb 2021 | 5 ROOM | 04 to 06 | 121 | $642,000 | $493 | 66y 06m |
| Nov 2019 | 5 ROOM | 01 to 03 | 131 | $705,000 | $500 | 67y 08m |
| Jul 2019 | 5 ROOM | 10 to 12 | 121 | $708,888 | $544 | 68y |
| May 2018 | 5 ROOM | 19 to 21 | 121 | $760,000 | $584 | 69y 02m |
| May 2018 | 5 ROOM | 10 to 12 | 128 | $766,000 | $556 | 69y 03m |
| Feb 2018 | 5 ROOM | 04 to 06 | 131 | $730,000 | $518 | 69y 05m |
| Nov 2017 | 4 ROOM | 07 to 09 | 104 | $575,000 | $514 | 69y 08m |
| Jun 2017 | 5 ROOM | 07 to 09 | 131 | $740,000 | $525 | 70y 01m |
| Apr 2017 | 5 ROOM | 07 to 09 | 121 | $758,000 | $582 | 70y 03m |
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.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
5-room median within $5k of this block
built 1987 · same generation
built 1987 · same generation
5-room median $20k above this block · 3 vs 4 sales
built 1987 · same generation
5-room median $40k above this block · 5 vs 4 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.5×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.