District 20 · Bishan · RCR
Jadescape
Shunfu Road · Condominium · 99 yrs lease commencing from 2018
Current PSF
$2,332
+18.8% vs district median
Gross yield
3.2%
median rent $4,225/mo
3-year gain
10.2%
Transactions · 5y
342
70 in last 12 months
Nearest MRT
Marymount Mrt Station · 383.858m
CCL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+212% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.2%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Commit Learning Schoolhouse @ Catholic High School (Primary) 717m · Catholic High School (Primary) 794m · Phase 2C 1.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Whitley Secondary School · 594m
Food
Shunfu Road Blk 320 (Shunfu Mart) · 150m
Green
Jln Pintau Pg · 300m - 9 parks within 1km
Mall
Bishan North Shopping Mall · 1.0km
Health
Mount Alvernia Hospital (hospital) · 1.1km
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 early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,743 psf (54 sales). At today’s $2,332 psf, they are up 34% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,261 psf - 5% above units on floors 1–5 ($2,146 psf).
Price trend average PSF by year
2021
$1,757
2022
$1,915
+9%
2023
$2,130
+11.2%
2024
$2,172
+2%
2025
$2,289
+5.4%
2026
$2,348
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,500/mo | $6.36 | 3.3% | 207 |
| 2BR | $4,500/mo | $6.00 | 3.1% | 245 |
| 3BR | $6,000/mo | $5.71 | 2.9% | 79 |
| 4BR | $8,700/mo | $6.96 | 3.6% | 56 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,055,000 | 1,152 | $2,653 | 16-20 |
| Jun 2026 | $3,700,000 | 1,421 | $2,604 | 16-20 |
| Jun 2026 | $1,650,000 | 764 | $2,159 | 21-25 |
| Jun 2026 | $1,035,000 | 527 | $1,962 | 11-15 |
| May 2026 | $4,100,000 | 1,647 | $2,490 | 06-10 |
| May 2026 | $3,198,000 | 1,259 | $2,539 | 06-10 |
| May 2026 | $2,620,000 | 1,012 | $2,589 | 01-05 |
| May 2026 | $1,886,000 | 775 | $2,434 | 06-10 |
| May 2026 | $1,748,000 | 764 | $2,287 | 06-10 |
| May 2026 | $1,020,000 | 527 | $1,934 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Jadescape actually sell for - this project trades at 3.1× the nearest block’s PSF.