District 20 · Bishan · RCR
Bishan Loft
Bishan Street 11 · Executive Condominium · 99 yrs lease commencing from 2000
Current PSF
$1,694
-13.7% vs district median
Gross yield
3.0%
median rent $5,800/mo
3-year gain
20.2%
Transactions · 5y
41
9 in last 12 months
Nearest MRT
Bishan Mrt Station · 498.846m
CCL,NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+127% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential38 / 100
26 years old · composite of plot use, age, tenure, value gap & size
Lease decay73 years left
worth 87.5%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Kuo Chuan Presbyterian Primary School 390m · Phase 2C 1.9× balloted · First Toa Payoh Primary School 885m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Guangyang Secondary School · 400m
Food
Toa Payoh Lorong 8 Blk 210 · 844m
Green
Kallang Linear Park · 585m - 5 parks within 1km
Mall
Bishan North Shopping Mall · 1.4km
Health
Toa Payoh Polyclinic (polyclinic) · 1.6km
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,704 psf - 15% above units on floors 1–5 ($1,475 psf).
Price trend average PSF by year
2021
$1,255
2022
$1,359
+8.3%
2023
$1,468
+8%
2024
$1,589
+8.2%
2025
$1,653
+4%
2026
$1,764
+6.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,800/mo | $3.56 | 2.5% | 127 |
| 4BR | $5,600/mo | $3.86 | 2.7% | 32 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,450,000 | 1,399 | $1,751 | 21-25 |
| Apr 2026 | $2,580,000 | 1,464 | $1,762 | 21-25 |
| Apr 2026 | $2,480,000 | 1,378 | $1,800 | 21-25 |
| Feb 2026 | $2,398,888 | 1,378 | $1,741 | 26-30 |
| Dec 2025 | $2,425,500 | 1,378 | $1,760 | 21-25 |
| Oct 2025 | $2,838,000 | 1,981 | $1,433 | 31-35 |
| Oct 2025 | $1,900,000 | 1,173 | $1,619 | 01-05 |
| Sept 2025 | $2,400,000 | 1,378 | $1,742 | 11-15 |
| Aug 2025 | $1,918,000 | 1,173 | $1,635 | 06-10 |
| Jul 2025 | $2,928,000 | 1,981 | $1,478 | 31-35 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Bishan Loft actually sell for - this project trades at 2.1× the nearest block’s PSF.