🏡 What does the S$1.65 million Bishan Spring executive maisonette tell us about HDB’s premier segment?
A 1,743 sq ft executive maisonette at 192 Bishan Street 13 in Bishan Spring changed hands for S$1.65 million (S$946 psf) on 4 August — the highest HDB resale ever recorded in Bishan and the fourth priciest islandwide. EdgeProp Singapore — 4 Aug 2026
The price is the headline, but the lease is the real story. EdgeProp’s data shows the unit carries about 60 years of remaining lease — the same depreciation slope that pulls every HDB resale toward zero between now and 2086 — yet it cleared S$946 psf, comfortably above the S$799 psf average for Bishan executive flats this year. Three forces are propping the price up against that decay. HDB discontinued executive maisonettes in 1995, fixing islandwide stock at a few thousand two-storey units and concentrating demand from families who want 1,500-plus sq ft on a single title. The unit sits inside a 1km radius that includes Catholic High School (Primary), Kuo Chuan Presbyterian Primary and Raffles Institution — a school cluster that has commanded a measurable premium in every Bishan caveat EdgeProp has tabulated in 2026. And the Master Plan 2025 redesignation of Bishan town centre into the new Bishan Sub-Regional Centre is starting to underwrite the price the way an earlier URA Draft Master Plan did for Paya Lebar and Tampines.
The broader HDB resale market and the premier segment are now pulling in opposite directions. URA’s Q2 2026 flash showed the HDB Resale Price Index slipping 0.3% quarter-on-quarter — the second straight quarterly decline — with weakness in three-room and five-room flats outside Bishan, Queenstown and Bukit Merah. Yet a S$1.58M Natura Loft five-roomer at 273B Bishan Street 24 on 22 July and a S$1.728M Henderson Road five-room that topped EdgeProp’s all-island HDB table on 1 April show the top decile detaching from the median. For HDB upgraders priced out of Bishan, Queenstown and Henderson, that gap will keep widening through 2026 — especially with the 15-month wait-out rule lifted in late July and private-property owners newly eligible to chase the same premier HDB pool.
Source: EdgeProp Singapore — https://www.edgeprop.sg/property-news/executive-maisonette-192-bishan-street-13-was-recently-sold-record-high-165-million-setting-new
- Toa Payoh Crest logs a three-room record at S$890,000 — a 731 sq ft flat at 130A Lorong 1 Toa Payoh sold on 1 July for S$890,000 (S$1,217 psf). EdgeProp Singapore
🏙 Why is UpperHouse at Orchard Boulevard pushing past S$3,877 psf while Orchard Residences loses S$1.68 million in the same fortnight?
UpperHouse at Orchard Boulevard logged a fresh psf high of S$3,877 on 22 July when a 32nd-storey four-bedder cleared S$7.97 million developer-direct, while a 2011-vintage Orchard Residences four-bedder atop ION exited at S$8.3 million — the fortnight’s highest quantum — but at a S$1.68 million loss for the original buyer. EdgeProp Singapore — 7 Aug 2026
Orchard luxury buyers now choose between brand-new 99-year inventory at S$3,800-plus psf and resale 99-year inventory where the same quantum buys an asset ten years closer to lease decay.
- Dunearn House logs 208 new-launch deals in its first two weeks — the 380-unit Bukit Timah Turf City project opened 25 July at an average S$3,140 psf and absorbed 208 caveats in the fortnight to 5 August. EdgeProp Singapore
🏡 What does a S$17 million Sentosa Cove sale tell us about the top of the landed market?
A 99-year leasehold detached house on Cove Drive in Sentosa Cove changed hands for S$17 million (S$2,063 psf on 8,241 sq ft of land) on 28 July — the priciest landed transaction in EdgeProp’s fortnightly scan to 5 August. EdgeProp Singapore — 7 Aug 2026
Sentosa Cove remains the only landed sub-market where a 99-year lease can clear S$17 million. The Cove Drive print underlines what the Lermit Road GCB’s S$98.8 million asking price already shows: serious freehold GCB liquidity is thin and sellers are repricing downwards.
- Clover Avenue freehold detached sells for nearly S$13.9 million — the 7,572 sq ft house off Bishan Road changed hands at S$1,834 psf in the fortnight to 5 August. EdgeProp Singapore
📊 Wider Market (what it means for homebuyers)
- Orchard Residences four-bedder loses S$1.68 million after 14 years — the same fortnight that logged the highest condo quantum (S$8.3 million) also produced EdgeProp’s biggest unprofitable deal. Buyers of pre-2017 Orchard condos should expect lease-decay drag to outweigh capital gains on any sub-10-year hold. EdgeProp Singapore—
_Stories: 6 new today (HDB 2, Private Residential 2, Landed 2, Wider Market 1). Sources: Business Times (headlines only, paywalled), EdgeProp Singapore, web search. Always fact-check paywalled items against the full article before reposting._
FAQ
Click each question to reveal the answer.
What is the highest HDB resale price ever recorded in Bishan?
S$1.65 million, paid for a 1,743 sq ft executive maisonette at 192 Bishan Street 13 (Bishan Spring) on 4 August 2026 — also the fourth priciest HDB resale islandwide. EdgeProp Singapore
Why are executive maisonettes in Bishan selling at such a premium?
HDB stopped building executive maisonettes in 1995, fixing supply; the Bishan Spring flat sits inside a 1km radius with Catholic High Primary and Raffles Institution, both of which command measurable premiums in EdgeProp’s 2026 caveats.
What should HDB upgraders watch over the next 90 days?
Whether the Bishan Sub-Regional Centre master plan delivers fresh URA comparables, and whether the lifted 15-month wait-out rule pulls more private-property owners into the premier HDB resale tier.