District 20 · Bishan · RCR
Bishan 8
Bishan Street 21 · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,830
-6.8% vs district median
Gross yield
2.9%
median rent $5,000/mo
3-year gain
20.9%
Transactions · 5y
34
4 in last 12 months
Nearest MRT
Bishan Mrt Station · 374.662m
CCL,NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+145% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential37 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Catholic High School (Primary) 624m · Phase 2C 1.8× balloted · Commit Learning Schoolhouse @ Catholic High School (Primary) 639m · Kuo Chuan Presbyterian Primary School 926m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Guangyang Secondary School · 656m
Food
Shunfu Road Blk 320 (Shunfu Mart) · 1.1km
Green
Clover Way Pg · 103m - 6 parks within 1km
Mall
Bishan North Shopping Mall · 1.0km
Health
Mount Alvernia Hospital (hospital) · 1.3km
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
$1,235
2022
$1,366
+10.6%
2023
$1,600
+17.1%
2024
$1,632
+2%
2025
$1,801
+10.4%
2026
$1,935
+7.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,050/mo | $4.26 | 2.8% | 37 |
| 3BR | $4,900/mo | $4.26 | 2.8% | 142 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,250,000 | 1,163 | $1,935 | 01-05 |
| Dec 2025 | $2,300,000 | 1,163 | $1,978 | 01-05 |
| Sept 2025 | $2,288,888 | 1,528 | $1,497 | 01-05 |
| Aug 2025 | $2,218,000 | 1,163 | $1,908 | 06-10 |
| Apr 2025 | $2,080,000 | 1,163 | $1,789 | 06-10 |
| Mar 2025 | $2,130,000 | 1,163 | $1,832 | 06-10 |
| Dec 2024 | $2,082,000 | 1,163 | $1,791 | 06-10 |
| Dec 2024 | $2,030,000 | 1,163 | $1,746 | 06-10 |
| Dec 2024 | $1,980,000 | 1,163 | $1,703 | 06-10 |
| Dec 2024 | $1,970,000 | 1,163 | $1,695 | 06-10 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Bishan 8 actually sell for - this project trades at 2.3× the nearest block’s PSF.