District 20 · Bishan · RCR
Rafflesia Condominium
Bishan Street 21 · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,608
-18.1% vs district median
Gross yield
3.1%
median rent $4,800/mo
3-year gain
14.2%
Transactions · 5y
49
10 in last 12 months
Nearest MRT
Marymount Mrt Station · 429.47m
CCL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+115% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential42 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
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
4%
PSF dispersion within project
The neighbourhood
P1 ring
Commit Learning Schoolhouse @ Catholic High School (Primary) 714m · Catholic High School (Primary) 744m · Phase 2C 1.8× balloted · Marymount Convent School 922m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Raffles Girls' School (Secondary) · 644m
Food
Shunfu Road Blk 320 (Shunfu Mart) · 836m
Green
Binchang Rise Pg · 82m - 6 parks within 1km
Mall
Bishan North Shopping Mall · 1.1km
Health
Mount Alvernia Hospital (hospital) · 933m
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 $1,617 psf - 8% above units on floors 1–5 ($1,492 psf).
Price trend average PSF by year
2021
$1,144
2022
$1,304
+14%
2023
$1,436
+10.1%
2024
$1,511
+5.2%
2025
$1,570
+3.9%
2026
$1,640
+4.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,950/mo | $4.16 | 3.1% | 60 |
| 3BR | $4,900/mo | $4.26 | 3.2% | 91 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,156,000 | 1,302 | $1,655 | 06-10 |
| May 2026 | $1,530,000 | 915 | $1,672 | 16-20 |
| May 2026 | $1,400,000 | 915 | $1,530 | 01-05 |
| Mar 2026 | $2,200,000 | 1,302 | $1,689 | 11-15 |
| Feb 2026 | $2,188,000 | 1,324 | $1,653 | 16-20 |
| Nov 2025 | $1,928,000 | 1,195 | $1,614 | 06-10 |
| Oct 2025 | $2,070,000 | 1,302 | $1,589 | 06-10 |
| Oct 2025 | $1,460,000 | 915 | $1,596 | 06-10 |
| Sept 2025 | $1,365,000 | 915 | $1,492 | 01-05 |
| Aug 2025 | $1,450,000 | 915 | $1,585 | 11-15 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Rafflesia Condominium actually sell for - this project trades at 2.1× the nearest block’s PSF.