HDB town scorecard · rubric v0.2

Bishan

HDB Town / Resale scorecard

C+

55/100

75% measured

Carried by upgrader equity unlock (5.0/5); capped by price trend & momentum (1.0/5).

Best for: Upgraders timing an MOP exit in a liquid, momentum town.

Overall55C+

the headline rubric: trend, equity, liquidity, supply, step-up

Value56C+

$758 psf — 76th pctile of 26 towns · private next door 2.5x pricier

Investment27D

7.2% 2yr momentum · 394 txns/12mo · ~61yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
1.0/5
7.2% 2yr psf growth ($707->$758)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
5.0/5
$790,928 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
1.0/5
394 txns / 12mo
trailing-12mo resale volume; med across towns ~929
Future Supply Pressure
15%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. needs HDB BTO/SBF pipeline scrape (DATA_SOURCES Tier1)
Step-Up Gap to Private
15%
computed
4.0/5
2.5x ($1894 D20 private resale / $758 HDB)
private/HDB psf multiple; lower=easier step-up
Sentiment Signal
10%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

Strongest: Upgrader Equity Unlock · Weakest: Price Trend & Momentum. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Resale transactions (12 mo): 394
Avg resale price: $864,684
Avg resale price psf: $758 psf
Data through: Aug 2026

Data coverage

75%

75% of this rating’s weight is measured from data. The rest is a clearly-labelled placeholder or estimate — never silently blended in.

computed: — fully measured from source data (full coverage credit)
partial: — real but proxy signal (half credit)
inferred: — estimate, dampened toward neutral (no credit)
manual: — neutral 3.0 placeholder awaiting data (no credit)

Pins: rated private launches in this town's comparison districts and this town's rated HDB blocks (smaller markers) — tap one to open its scorecard.

Price history

median $psf by month

Median resale $psf per month across the town, from HDB resale registrations. Thin bars show monthly transaction counts.

median resale $psf
transactions / month
trend extrapolation — not a forecast

Blocks in this town

196 rated blocks

Every Bishan block with at least 8 resales since 2017, scored on the same rubric. Sort by score, price, lease runway, or the value / investment lenses; tap a block for its full scorecard.

Sort by

#	Block	Grade	Score	$psf	Lease	Value	Invest
1	Blk 211 Bishan St 23	B+	71	694	~65yr	B-	A-
2	Blk 205 Bishan St 23	B	70	695	~65yr	B-	A-
3	Blk 273A Bishan St 24	B	68	1,222	~84yr	D	A+
4	Blk 278 Bishan St 24	B	68	592	~65yr	A	B
5	Blk 403 Sin Ming Ave	B	67	784	~59yr	D	A-
6	Blk 406 Sin Ming Ave	B	66	827	~60yr	D	A
7	Blk 209 Bishan St 23	B	66	698	~65yr	B-	B
8	Blk 449 Sin Ming Ave	B	66	650	~63yr	A-	C
9	Blk 170 Bishan St 13	B	65	699	~60yr	B-	B+
10	Blk 249 Bishan St 22	B	65	708	~65yr	B-	A-
11	Blk 401 Sin Ming Ave	B-	65	683	~58yr	B-	C
12	Blk 144 Bishan St 12	B-	64	672	~61yr	A-	C+
13	Blk 217 Bishan St 23	B-	64	727	~65yr	B-	B+
14	Blk 305 Shunfu Rd	B-	64	752	~58yr	D+	B-
15	Blk 454 Sin Ming Ave	B-	64	717	~62yr	B-	B
16	Blk 275A Bishan St 24	B-	63	1,113	~84yr	D	A
17	Blk 407 Sin Ming Ave	B-	63	783	~59yr	D	B
18	Blk 220 Bishan St 23	B-	62	695	~65yr	B-	B-
19	Blk 447 Bright Hill Dr	B-	62	773	~63yr	D	B+
20	Blk 448 Bright Hill Dr	B-	62	674	~63yr	A-	D+
21	Blk 243 Bishan St 22	B-	61	731	~65yr	B-	B
22	Blk 306 Shunfu Rd	B-	61	666	~58yr	A-	D
23	Blk 272 Bishan St 24	B-	61	697	~65yr	B-	C+
24	Blk 503 Bishan St 11	B-	61	794	~62yr	D	B-
25	Blk 154 Bishan St 13	B-	60	682	~60yr	B-	C+
26	Blk 214 Bishan St 23	B-	60	654	~65yr	A-	C-
27	Blk 25 Sin Ming Rd	B-	60	536	~47yr	A+	D+
28	Blk 262 Bishan St 22	B-	60	701	~65yr	B-	B-
29	Blk 102 Bishan St 12	C+	59	715	~60yr	B-	C-
30	Blk 216 Bishan St 23	C+	59	741	~65yr	D+	C+
31	Blk 257 Bishan St 22	C+	59	782	~65yr	D	A-
32	Blk 164 Bishan St 13	C+	59	681	~61yr	A-	C-
33	Blk 309 Shunfu Rd	C+	59	729	~57yr	B-	D+
34	Blk 443 Sin Ming Ave	C+	59	628	~63yr	A-	D
35	Blk 446 Bright Hill Dr	C+	59	725	~63yr	B-	C-
36	Blk 142 Bishan St 12	C+	58	754	~61yr	D+	B
37	Blk 248 Bishan St 22	C+	58	761	~65yr	D+	B+
38	Blk 264 Bishan St 24	C+	58	753	~65yr	D+	B+
39	Blk 266 Bishan St 24	C+	58	701	~65yr	B-	B-
40	Blk 267 Bishan St 24	C+	58	736	~65yr	C	B+
41	Blk 304 Shunfu Rd	C+	58	755	~58yr	D+	D+
42	Blk 187 Bishan St 13	C+	58	890	~60yr	D	B+
43	Blk 207 Bishan St 23	C+	58	787	~65yr	D	B
44	Blk 226 Bishan St 23	C+	58	710	~65yr	B-	C
45	Blk 236 Bishan St 22	C+	58	756	~65yr	D+	B-
46	Blk 445 Sin Ming Ave	C+	58	756	~63yr	D+	C
47	Blk 136 Bishan St 12	C+	57	703	~60yr	B-	C
48	Blk 140 Bishan St 12	C+	57	644	~61yr	A-	D+
49	Blk 246 Bishan St 22	C+	57	746	~65yr	D+	B
50	Blk 269 Bishan St 24	C+	57	759	~65yr	D+	B
51	Blk 303 Shunfu Rd	C+	57	714	~58yr	B-	D
52	Blk 402 Sin Ming Ave	C+	57	718	~59yr	B-	D
53	Blk 408 Sin Ming Ave	C+	57	743	~59yr	D+	D+
54	Blk 442 Sin Ming Ave	C+	57	734	~63yr	C	C-
55	Blk 127 Bishan St 12	C+	56	719	~59yr	B-	D+
56	Blk 138 Bishan St 12	C+	56	716	~60yr	B-	C-
57	Blk 141 Bishan St 12	C+	56	719	~61yr	B-	C-
58	Blk 146 Bishan St 11	C+	56	676	~60yr	A-	D
59	Blk 177 Bishan St 13	C+	56	766	~60yr	D	B-
60	Blk 263 Bishan St 22	C+	56	657	~65yr	A-	D+

Showing 60 of 196 blocks

The rubric

Price Trend & Momentum

Upgrader Equity Unlock

Transaction Liquidity

Future Supply Pressure

Step-Up Gap to Private

Sentiment Signal

Key facts

Data coverage

Map

Price history

Blocks in this town