District 20 · Bishan · RCR
Adelphi Park Estate
Daffodil Drive · Terrace · Freehold
Current PSF
$1,948
-0.8% vs district median
Gross yield
2.3%
median rent $8,500/mo
3-year gain
-18.7%
Transactions · 5y
19
4 in last 12 months
Nearest MRT
Upper Thomson Mrt Station · 632.868m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$12,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
21%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 965m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 1.4km
Food
Shunfu Road Blk 320 (Shunfu Mart) · 1.1km
Green
Venus Green · 484m - 8 parks within 1km
Health
Mount Alvernia Hospital (hospital) · 1.8km
Who lives in Bishan
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
87,320
Median age
45 yrs
44% under 40 · getting older
Children 0–9
6,510
▼ 16% since 2015 · future P1 demand
Household size
3.3 avg
Homes
68% HDB
19% condo · 12% landed
Degree holders
44%
residents 15+
Commute
58% transit
27% drive
45 min+ to work
22%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,637
2022
$2,090
+27.7%
2023
$2,431
+16.3%
2024
$2,187
-10%
2025
$1,759
-19.6%
2026
$1,977
+12.4%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $9,600,000 | 3,763 | $2,551 | - |
| Jan 2026 | $10,100,000 | 7,200 | $1,403 | - |
| Nov 2025 | $6,500,000 | 3,362 | $1,934 | - |
| Sept 2025 | $6,288,888 | 3,301 | $1,905 | - |
| May 2025 | $9,330,000 | 7,009 | $1,331 | - |
| Mar 2025 | $3,800,000 | 1,972 | $1,927 | - |
| Jan 2025 | $6,800,000 | 4,006 | $1,697 | - |
| Nov 2024 | $10,190,000 | 6,289 | $1,620 | - |
| May 2024 | $5,280,000 | 2,007 | $2,630 | - |
| Apr 2024 | $7,000,000 | 3,221 | $2,174 | - |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Adelphi Park Estate actually sell for - this project trades at 2.9× the nearest block’s PSF.