District 20 · Bishan · RCR
Bishan Park Condominium
Sin Ming Walk · Condominium · 99 yrs lease commencing from 1991
Current PSF
$1,446
-26.3% vs district median
Gross yield
2.7%
median rent $4,500/mo
3-year gain
10.8%
Transactions · 5y
55
6 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 410.312m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+93% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential49 / 100
35 years old · composite of plot use, age, tenure, value gap & size
Lease decay64 years left
worth 82.4%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
3%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 687m · Phase 2C 1.9× balloted · Chij St. Nicholas Girls' School (Primary) 859m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 87m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 685m - 2 hawker centres within 1km
Green
Shangri-La Playground · 533m - 11 parks within 1km
Mall
Bishan North Shopping Mall · 1.8km
Health
Ang Mo Kio Polyclinic (polyclinic) · 1.9km
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%
Price trend average PSF by year
2021
$1,092
2022
$1,143
+4.7%
2023
$1,293
+13.1%
2024
$1,372
+6.1%
2025
$1,404
+2.3%
2026
$1,433
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,350/mo | $3.22 | 2.7% | 96 |
| 4BR | $4,600/mo | $2.97 | 2.5% | 25 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,268,000 | 1,507 | $1,505 | 06-10 |
| Feb 2026 | $1,960,000 | 1,475 | $1,329 | 01-05 |
| Feb 2026 | $1,860,000 | 1,270 | $1,464 | 01-05 |
| Dec 2025 | $1,860,000 | 1,292 | $1,440 | 06-10 |
| Oct 2025 | $2,298,000 | 1,550 | $1,483 | 01-05 |
| Sept 2025 | $1,850,000 | 1,270 | $1,457 | 06-10 |
| Jul 2025 | $1,873,888 | 1,324 | $1,415 | 06-10 |
| May 2025 | $1,920,000 | 1,345 | $1,427 | 06-10 |
| May 2025 | $1,853,600 | 1,324 | $1,400 | 01-05 |
| Apr 2025 | $2,200,000 | 1,561 | $1,410 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Bishan Park Condominium actually sell for - this project trades at 2.2× the nearest block’s PSF.