District 20 · Bishan · RCR
Clover By The Park
Bishan Street 25 · Condominium · 99 yrs lease commencing from 2007
Current PSF
$1,863
-5.1% vs district median
Gross yield
2.7%
median rent $6,200/mo
3-year gain
2.7%
Transactions · 5y
83
11 in last 12 months
Nearest MRT
Bishan Mrt Station · 998.878m
CCL,NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+149% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential31 / 100
19 years old · composite of plot use, age, tenure, value gap & size
Lease decay80 years left
worth 91.0%of freehold today (Bala’s Table) · loses ~5.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
P1 ring
Catholic High School (Primary) 524m · Phase 2C 1.8× balloted · Commit Learning Schoolhouse @ Catholic High School (Primary) 552m · Townsville Primary School 944m · Teck Ghee Primary School 946m · Phase 2C 0.6× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Whitley Secondary School · 560m
Food
Ang Mo Kio Ave 1 Blk 341 (Teck Ghee Court) · 625m
Green
Bishan-Ang Mo Kio Park (River Plains) · 162m - 4 parks within 1km
Mall
Bishan North Shopping Mall · 140m
Health
Ang Mo Kio Polyclinic (polyclinic) · 1.7km
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 $1,887 psf - 11% above units on floors 1–5 ($1,696 psf).
Price trend average PSF by year
2021
$1,386
2022
$1,535
+10.8%
2023
$1,718
+11.9%
2024
$1,843
+7.3%
2025
$1,928
+4.6%
2026
$1,764
-8.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $5,500/mo | $4.40 | 2.8% | 179 |
| 4BR | $7,100/mo | $4.06 | 2.6% | 86 |
| 5BR | $10,000/mo | $3.92 | 2.5% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,920,000 | 2,174 | $1,343 | 01-05 |
| Jun 2026 | $2,588,000 | 1,292 | $2,004 | 06-10 |
| May 2026 | $3,140,000 | 2,207 | $1,423 | 01-05 |
| Apr 2026 | $2,980,000 | 1,582 | $1,883 | 01-05 |
| Apr 2026 | $2,570,000 | 1,292 | $1,990 | 16-20 |
| Mar 2026 | $3,550,000 | 1,744 | $2,036 | 16-20 |
| Mar 2026 | $2,680,000 | 1,604 | $1,671 | 01-05 |
| Dec 2025 | $3,420,000 | 1,744 | $1,961 | 11-15 |
| Dec 2025 | $2,750,000 | 1,292 | $2,129 | 31-35 |
| Nov 2025 | $3,400,000 | 1,765 | $1,926 | 26-30 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Clover By The Park actually sell for - this project trades at 2.8× the nearest block’s PSF.