District 20 · Bishan · RCR
Seasons View
Pemimpin Drive · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,528
-22.2% vs district median
Gross yield
2.9%
median rent $4,100/mo
3-year gain
19.2%
Transactions · 5y
30
7 in last 12 months
Nearest MRT
Marymount Mrt Station · 464.826m
CCL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+104% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential45 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Commit Learning Schoolhouse @ Catholic High School (Primary) 381m · Catholic High School (Primary) 452m · Phase 2C 1.8× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Whitley Secondary School · 332m
Food
Shunfu Road Blk 320 (Shunfu Mart) · 510m
Green
Pemimpin Place Pg · 191m - 8 parks within 1km
Mall
Bishan North Shopping Mall · 746m
Health
Mount Alvernia Hospital (hospital) · 1.2km
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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,476 psf - 2% below units on floors 1–5 ($1,507 psf).
Price trend average PSF by year
2021
$1,133
2022
$1,173
+3.5%
2023
$1,301
+10.9%
2024
$1,434
+10.2%
2025
$1,394
-2.8%
2026
$1,551
+11.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.68 | 2.9% | 45 |
| 3BR | $4,000/mo | $3.48 | 2.7% | 87 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,745,000 | 1,141 | $1,529 | 06-10 |
| May 2026 | $1,450,000 | 969 | $1,497 | 11-15 |
| Apr 2026 | $1,788,000 | 1,141 | $1,567 | 06-10 |
| Apr 2026 | $1,788,000 | 1,152 | $1,552 | 16-20 |
| Mar 2026 | $1,865,000 | 1,141 | $1,635 | 01-05 |
| Feb 2026 | $1,738,888 | 1,141 | $1,524 | 06-10 |
| Oct 2025 | $1,350,000 | 969 | $1,394 | 06-10 |
| Dec 2024 | $1,830,000 | 1,141 | $1,604 | 11-15 |
| Dec 2024 | $1,460,000 | 969 | $1,507 | 06-10 |
| Nov 2024 | $1,720,000 | 1,141 | $1,507 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Seasons View actually sell for - this project trades at 2.1× the nearest block’s PSF.