Bishan's new $1.3 million 4-room record sits $511,000 above its median

A 4-room flat at Natura Loft sold for $1.3 million in August, the highest price ever paid for a 4-room flat in Bishan. The same month, the typical 4-room deal in the town closed around $800,000, which tells you more about Bishan than the record does.

The flat sits on the 34th to 36th floor band of Block 273A Bishan Street 24, part of Natura Loft, a Design, Build and Sell Scheme (DBSS) project completed in 2012. At 95 sq m, or 1,023 sq ft, the price works out to about $1,271 psf. HDB resale records on data.gov.sg confirm the transaction and the record.

The previous Bishan high for a 4-room flat was $1.263 million, set in May 2026 in the same block, on the 22nd to 24th floors. So the record has moved up by $37,000 in three months, and it has not moved far: every one of Bishan’s five highest 4-room resale prices now belongs to the DBSS cluster at Bishan Street 24, and all five were set within the last ten months.

Bishan’s five priciest 4-room resales all sit in the DBSS cluster at Bishan Street 24, and all five happened within the last ten months. Source: HDB resale transactions via data.gov.sg. Chart: HomeAsset.

Why one cluster keeps setting the record

DBSS flats were built by private developers and sold as HDB flats, a scheme that ended in 2011. They launched at higher prices than the BTO flats of their era, and they resell at higher prices too. Natura Loft’s three 40-storey towers add two things the rest of Bishan mostly cannot match: height, and relative youth. The block is about 14 years old; much of Bishan’s stock dates to the late 1980s and early 1990s.

The climb inside Block 273A has been steep. A unit on the same 34th to 36th floor band sold for $1.088 million in April 2023. Another went for $1.213 million in January 2026. The new record puts the block’s ceiling $212,000 higher than it was about three years ago.

One detail worth pausing on: in November 2025, a unit three floors higher, on the 37th to 39th band, fetched $1.25 million. The August buyer paid $50,000 more for a lower floor. When a lower unit out-prices a higher one ten months later, that is the market repricing the whole cluster, not one buyer overpaying for a view.

The rest of Bishan is a different market

Here is the part that matters if you are actually house-hunting in the area. Bishan recorded 15 4-room resale transactions in August 2026. After the $1.3 million record, the next-highest was $910,000, at Block 293 Bishan Street 22. That is a $390,000 gap between first and second place in the same town, in the same month.

Across the 12 months to August 2026, the median 4-room resale price in Bishan was $789,000 over 184 transactions. The record sits $511,000 above that. Most August deals involved standard blocks from the 1980s and 1990s, several on low floors, with prices from $620,000 to $871,000.

The record against the rest of the market: the next-highest 4-room sale in Bishan in August was $910,000, and the 12-month median is $789,000. Source: HDB resale transactions via data.gov.sg (Sep 2025 to Aug 2026). Chart: HomeAsset.

Who pays $1.3 million for an HDB flat? Usually a buyer who could stretch to a private property but does not want to compromise on size or location to get one. A 1,023 sq ft unit in one of Singapore’s most established towns, at $1,271 psf, still undercuts what a similar-sized condo in the area would cost, and there is no monthly maintenance fee anywhere near condo levels. For an HDB upgrader who wants central without the condo premium, the maths can hold. It just has nothing to do with the maths of a $700,000 flat two streets away.

What this means for you

• Buying a 4-room flat in Bishan does not mean paying anywhere near $1.3 million. The 12-month median is $789,000, and most of August’s deals closed between $620,000 and $910,000. Price the block you are actually viewing, and let the headline stay a headline.
• Sellers in standard Bishan blocks should resist anchoring to Natura Loft. The record cluster is younger, taller and DBSS-built; valuers and buyers treat it as its own market, and the $390,000 gap in a single month shows they are right to.
• If you own in the Bishan Street 24 cluster, the ceiling has risen five times in ten months. Records this frequent suggest demand is still finding its level, but a record is one transaction: get a proper valuation before you set an asking price.