District 20 · Bishan · RCR
Sky Habitat
Bishan Street 15 · Condominium · 99 yrs lease commencing from 2011
Current PSF
$2,074
+5.7% vs district median
Gross yield
2.9%
median rent $4,700/mo
3-year gain
20.4%
Transactions · 5y
110
10 in last 12 months
Nearest MRT
Bishan Mrt Station · 296.642m
CCL,NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+177% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential26 / 100
15 years old · composite of plot use, age, tenure, value gap & size
Lease decay84 years left
worth 92.6%of freehold today (Bala’s Table) · loses ~4.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.7%
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
Kuo Chuan Presbyterian Primary School 506m · Phase 2C 1.9× balloted · Catholic High School (Primary) 790m · Phase 2C 1.8× balloted · Commit Learning Schoolhouse @ Catholic High School (Primary) 860m · Townsville Primary School 861m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kuo Chuan Presbyterian Secondary School · 448m
Food
Ang Mo Kio Ave 10 Blk 409 (Teck Ghee Square) · 1.2km
Green
Kallang Linear Park · 248m - 4 parks within 1km
Mall
Bishan North Shopping Mall · 992m
Health
Mount Alvernia Hospital (hospital) · 2.0km
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 floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,872 psf - 6% above units on floors 1–5 ($1,763 psf).
Price trend average PSF by year
2021
$1,602
2022
$1,658
+3.5%
2023
$1,736
+4.7%
2024
$1,811
+4.3%
2025
$1,935
+6.8%
2026
$2,091
+8.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,800/mo | $5.07 | 2.9% | 123 |
| 2BR | $4,500/mo | $4.29 | 2.5% | 188 |
| 3BR | $6,300/mo | $5.04 | 2.9% | 140 |
| 4BR | $8,600/mo | $4.91 | 2.8% | 37 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,730,000 | 1,216 | $2,244 | 21-25 |
| May 2026 | $1,420,000 | 710 | $1,999 | 26-30 |
| Apr 2026 | $2,800,000 | 1,410 | $1,986 | 11-15 |
| Apr 2026 | $2,218,000 | 1,195 | $1,856 | 16-20 |
| Jan 2026 | $2,880,000 | 1,216 | $2,368 | 31-35 |
| Nov 2025 | $2,800,000 | 1,216 | $2,302 | 31-35 |
| Nov 2025 | $1,368,000 | 710 | $1,926 | 21-25 |
| Oct 2025 | $2,699,888 | 1,216 | $2,220 | 31-35 |
| Sept 2025 | $1,390,000 | 710 | $1,957 | 21-25 |
| Aug 2025 | $1,638,888 | 872 | $1,880 | 21-25 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Sky Habitat actually sell for - this project trades at 2.7× the nearest block’s PSF.