District 20 · Bishan · RCR
Island Gardens
Island Gardens Walk · Terrace · Freehold
Current PSF
$2,318
+18.1% vs district median
Gross yield
-
median rent $4,800/mo
3-year gain
1.8%
Transactions · 5y
3
1 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 517.587m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$12,500/mo median
park 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
-
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 537m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 551m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 1.1km
Green
Island Gdns Walk Pg · 4m - 9 parks within 1km
Mall
Bishan North Shopping Mall · 1.9km
Health
Ang Mo Kio Polyclinic (polyclinic) · 2.4km
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
$1,496
2023
$2,278
+52.3%
2024
$2,036
-10.6%
2026
$2,318
+13.9%
Recent transactions URA, latest 4
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $5,050,000 | 2,179 | $2,318 | - |
| Jan 2024 | $4,728,000 | 2,322 | $2,036 | - |
| Mar 2023 | $4,200,000 | 1,844 | $2,278 | - |
| May 2021 | $3,200,000 | 2,139 | $1,496 | - |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Island Gardens actually sell for - this project trades at 3.1× the nearest block’s PSF.