Bishan 4s Corner Unit - Worth To Buy?

[starlightdoll 0]

i am eyeing a flat in bishan.. its 4rm corner unit.. just opposite Bishan interchange/MRT.

its 380k valuation + 9k COV.

Reno wise it is quite ok.. not much needed to be done.. maybe a bit of touch up e.g. kitchen and toilets.

I am not sure if it is a good buy as i feel it is still quite ex for the COV part..

everyone is telling me that the price for HDB will go down further and it is still the peak now but i am not sure

but as it is just a stone throw from the mrt i am kind of tempted..

[yokine9a 1]

Go for it if you really like it & the price is within your budget.

9K COV is still ok since it is just opp the MRT/interchange, & you don't intend to do much reno work... btw, will that area be noisy since you are so closed to the interchange?

However, it is also true that the price for HDB flats is still at the peak & it will go down further.

[beany0811 1]

we recently bot a resale @ bishan too, and it was quite exp (much more than initial budget), and it is in a deplorable state... everything has to be redone. but went ahead cos of the location... cross the fingers and hope it wun depreciate too much, esp with the new DBSS flats pegged @ such a high price, land premiums around the area should be able to maintain.

[zerochristy 0]

i am eyeing a flat in bishan.. its 4rm corner unit.. just opposite Bishan interchange/MRT.

its 380k valuation + 9k COV.

Reno wise it is quite ok.. not much needed to be done.. maybe a bit of touch up e.g. kitchen and toilets.

I am not sure if it is a good buy as i feel it is still quite ex for the COV part..

everyone is telling me that the price for HDB will go down further and it is still the peak now but i am not sure

but as it is just a stone throw from the mrt i am kind of tempted..

Wah bishan le... 380k + 9k worth it. We buy ours at Bt Panjang at 410k incl of COV but its a 5I.

Is the unit with morning or afternoon sun?? I think its pretty important cause later too hot

[Quietstorm 0]

i am eyeing a flat in bishan.. its 4rm corner unit.. just opposite Bishan interchange/MRT.

its 380k valuation + 9k COV.

Reno wise it is quite ok.. not much needed to be done.. maybe a bit of touch up e.g. kitchen and toilets.

I am not sure if it is a good buy as i feel it is still quite ex for the COV part..

everyone is telling me that the price for HDB will go down further and it is still the peak now but i am not sure

but as it is just a stone throw from the mrt i am kind of tempted..

my fren bought a 4rm @ Yew Tee for 301k + 30k COV... do u tink urs is a gd buy? n if the price is within ur budget, y not... usually flats very near MRT can more or less hold their values... i bought mine @ Kelantan Lane 3rm for $285k + $3k COV... kinda ex isn't it? but near town /bugis lar...

[lawry 3]

Don't underestimate the convenience of having a house next to the bus interchange or MRT.

My old place was right next to those and I took it for granted. I'm sheltered from the rain from the MRT to my place. I can go anywhere with the buses at the interchange. My new place, I'm 15mins away from the MRT, I could waste 60 cents on a feeder bus everyday or walk ... When it rains, it's terrible.

If you really liked the location and everything else in the house, go for it if it's within your affordability range.

Unless there's another one that's available to consider and compare, if not sometimes you might have to wait a while to find your ideal house again.

[hello88 2]

if u really like it and can afford it then go for it.

before u sign on the dotted line, view it again and confirm that u really need minor reno for the flat.

btw, is it on high floor?

[piggybank 0]

the price is very reasonable for a 4rm corner unit in bishan that is also near to interchange/mrt. not many corner unit in bishan that is below 400k now.

btw, what's the floor area and high or low floor?

[starlightdoll 0]

its level 5...

84 sqm only..

kinda small to me but there are not much 4rm corner that is 4A in bishan.. and if i want a 4A.. it easily cost over 400k

i believe those houses in st 23/22 are newer but the thought of taking the feeder bus really puts me off

[adrian_john 1]

Hi Starlightdoll,

With regards to the flat you're eyeing, since you mentioned it was close to the MRT/Interchange/Central, I'd assume that it's in the 11X, 19X or 50X series? And if it is Level 5, it would be considered mid to high floor because most blocks go up to 8 storeys in the 11X and 19X series, and higher for the taller 50X series.

The next thing to check out for is when the valuation was done. If it was done relatively recent (within the past month), it could possibly be slightly higher due to comparisons with prices of recent similar 4S transactions. But frankly, considering that you're in a pretty high floor and a corner unit, the valuation is pretty OK at $380, furthermore is the 9K COV negotiable or final? If negotiable, I think its reasonable if the house is in decent move-in condition. Just to give some comparison, my current unit, a 4S short corridor unit at block 197, located directly across the central, was valued at $400K in early April. I recently sold it above value.

For people who want to buy a place in Bishan, the reason for the higher COVs are always based on intangibles - The main one being location, convenience, easy access to MRT and Circle Line and good schools. Apart from this comes condition of home - i.e. move-in? well-renovated? proximity to bus-stop, age of flat, floor level, Lift upgrading. The reason why the St 22 to 24 clusters are valued higher despite its distance from the central is primarily due to the age - They are newer that those in the St 11 to 13 cluster. For Bishan, the higher valued and priced flats for the St 11 to 13 are always in the 11X, 19X and 50X clusters. Move further inwards (towards the 13X, 14X, 15X and 16X clusters) and you'll see values and asking prices go lower. Alot of 5-rooms there are going below value now.

[donny 0]

I have recently bought my Bishan 4S in blk 11X along corridor on 9th floor with a price of 350K valuation + COV 15K. I like it as the house require minumal renovation for two toilets and Kitchen. :-) moving in October. It takes me only 12 mins from Bishan to my workplace.!!!