District 20 · Bishan · RCR
Country Grandeur
Lorong Puntong · Condominium · Freehold
Current PSF
$2,063
+5.1% vs district median
Gross yield
2.0%
median rent $5,050/mo
3-year gain
11.9%
Transactions · 5y
8
2 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 348.067m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+176% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
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 189m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 685m
Food
Ang Mo Kio Ave 1 Blk 226d (Kebun Baru Market And Food Centre) · 1.1km
Green
The Inglewood Pg · 145m - 10 parks within 1km
Mall
Bishan North Shopping Mall · 1.5km
Health
Mount Alvernia Hospital (hospital) · 2.2km
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
2022
$1,694
2023
$1,845
+8.9%
2024
$1,779
-3.6%
2025
$2,063
+16%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,500/mo | $3.10 | 1.8% | 34 |
Recent transactions URA, latest 8
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $3,050,000 | 1,442 | $2,115 | 06-10 |
| Nov 2025 | $2,900,000 | 1,442 | $2,011 | 01-05 |
| Nov 2024 | $2,508,000 | 1,410 | $1,779 | 01-05 |
| Sept 2023 | $2,720,000 | 1,442 | $1,886 | 01-05 |
| Sept 2023 | $2,600,000 | 1,442 | $1,803 | 11-15 |
| Oct 2022 | $2,600,000 | 1,442 | $1,803 | 01-05 |
| Jul 2022 | $2,500,000 | 1,442 | $1,733 | 06-10 |
| Jan 2022 | $2,228,000 | 1,442 | $1,545 | 11-15 |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Country Grandeur actually sell for - this project trades at 2.8× the nearest block’s PSF.