District 20 · Bishan · RCR
Sin Ming Plaza
Sin Ming Road · Apartment · Freehold
Current PSF
$1,793
-8.7% vs district median
Gross yield
1.9%
median rent $4,450/mo
3-year gain
39.4%
Transactions · 5y
21
3 in last 12 months
Nearest MRT
Upper Thomson Mrt Station · 406.061m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+140% premium
HDB median $748 psf
Area income
$12,500/mo median
commercial zone
En-bloc potential35 / 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
8%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 946m · Phase 2C 1.9× balloted · Commit Learning Schoolhouse @ Catholic High School (Primary) 965m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Whitley Secondary School · 809m
Food
Shunfu Road Blk 320 (Shunfu Mart) · 145m
Green
Thomson Pk · 251m - 8 parks within 1km
Mall
Bishan North Shopping Mall · 1.2km
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
Price trend average PSF by year
2021
$1,196
2022
$1,189
-0.6%
2023
$1,417
+19.2%
2024
$1,582
+11.6%
2025
$1,697
+7.3%
2026
$1,976
+16.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,100/mo | $2.14 | 1.4% | 26 |
| 3BR | $4,200/mo | $2.71 | 1.8% | 43 |
| 5BR | $5,800/mo | $1.97 | 1.3% | 3 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,850,000 | 1,442 | $1,976 | 01-05 |
| Oct 2025 | $2,828,000 | 1,604 | $1,763 | 01-05 |
| Aug 2025 | $2,420,000 | 1,475 | $1,641 | 06-10 |
| Jul 2025 | $2,370,000 | 1,475 | $1,607 | 01-05 |
| Apr 2025 | $2,850,000 | 1,518 | $1,878 | 01-05 |
| Mar 2025 | $3,500,000 | 2,196 | $1,594 | 01-05 |
| Nov 2024 | $2,500,000 | 1,572 | $1,591 | 01-05 |
| Nov 2024 | $2,450,000 | 1,464 | $1,674 | 01-05 |
| Oct 2024 | $2,400,000 | 1,442 | $1,664 | 01-05 |
| Oct 2024 | $2,388,000 | 1,507 | $1,585 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Sin Ming Plaza actually sell for - this project trades at 3.4× the nearest block’s PSF.