District 20 · Bishan · RCR
Flame Tree Park
Sin Ming Avenue · Condominium · Freehold
Current PSF
$1,961
-0.1% vs district median
Gross yield
1.7%
median rent $4,900/mo
3-year gain
18.6%
Transactions · 5y
19
3 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 504.486m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+162% 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 453m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 642m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 1.3km
Green
The Inglewood Pg · 125m - 11 parks within 1km
Mall
Bishan North Shopping Mall · 1.8km
Health
Mount Alvernia Hospital (hospital) · 2.3km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,809 psf - 0% below units on floors 1–5 ($1,813 psf).
Price trend average PSF by year
2021
$1,435
2022
$1,663
+15.9%
2023
$1,716
+3.2%
2024
$1,807
+5.3%
2025
$1,832
+1.4%
2026
$2,036
+11.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,550/mo | $2.60 | 1.6% | 76 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,350,000 | 1,593 | $2,103 | 16-20 |
| Mar 2026 | $3,475,000 | 1,765 | $1,969 | 11-15 |
| Oct 2025 | $3,200,000 | 1,765 | $1,813 | 01-05 |
| Jul 2025 | $3,456,000 | 1,830 | $1,889 | 06-10 |
| Jul 2025 | $3,350,000 | 1,862 | $1,799 | 06-10 |
| May 2025 | $3,383,838 | 1,862 | $1,817 | 16-20 |
| May 2025 | $2,980,000 | 1,593 | $1,871 | 26-30 |
| Apr 2025 | $3,200,000 | 1,765 | $1,813 | 01-05 |
| Jan 2025 | $3,250,000 | 1,787 | $1,819 | 01-05 |
| Oct 2024 | $3,178,800 | 1,765 | $1,801 | 26-30 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Flame Tree Park actually sell for - this project trades at 2.6× the nearest block’s PSF.