District 20 · Bishan · RCR
Bishan Point
Bright Hill Drive · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,840
-6.3% vs district median
Gross yield
2.5%
median rent $4,675/mo
3-year gain
34.0%
Transactions · 5y
34
5 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 401.329m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+146% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential36 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
9%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 109m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 822m
Food
Shunfu Road Blk 320 (Shunfu Mart) · 969m
Green
Fulton Ave Pg · 287m - 10 parks within 1km
Mall
Bishan North Shopping Mall · 1.4km
Health
Mount Alvernia Hospital (hospital) · 2.0km
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
$1,218
2022
$1,293
+6.2%
2023
$1,376
+6.4%
2024
$1,562
+13.5%
2025
$1,709
+9.4%
2026
$1,844
+7.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $2,900/mo | $3.05 | 2.0% | 9 |
| 3BR | $4,200/mo | $3.65 | 2.4% | 39 |
| 4BR | $5,300/mo | $3.66 | 2.4% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,410,000 | 1,270 | $1,897 | 26-30 |
| Apr 2026 | $1,738,000 | 936 | $1,856 | 26-30 |
| Feb 2026 | $1,711,888 | 936 | $1,828 | 26-30 |
| Feb 2026 | $1,680,000 | 936 | $1,794 | 26-30 |
| Aug 2025 | $2,158,888 | 1,184 | $1,823 | 11-15 |
| Apr 2025 | $3,700,000 | 2,626 | $1,409 | 31-35 |
| Mar 2025 | $2,188,000 | 1,184 | $1,848 | 26-30 |
| Mar 2025 | $2,080,000 | 1,184 | $1,757 | 26-30 |
| Dec 2024 | $1,580,000 | 936 | $1,687 | 21-25 |
| Oct 2024 | $2,050,000 | 1,184 | $1,731 | 26-30 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Bishan Point actually sell for - this project trades at 2.5× the nearest block’s PSF.