District 20 · Bishan · RCR
Sky Vue
Bishan Street 15 · Condominium · 99 yrs lease commencing from 2013
Current PSF
$2,191
+11.6% vs district median
Gross yield
3.3%
median rent $4,200/mo
3-year gain
9.7%
Transactions · 5y
160
17 in last 12 months
Nearest MRT
Bishan Mrt Station · 245.051m
CCL,NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
+193% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.3%
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
Kuo Chuan Presbyterian Primary School 585m · Phase 2C 1.9× balloted · Catholic High School (Primary) 702m · Phase 2C 1.8× balloted · Commit Learning Schoolhouse @ Catholic High School (Primary) 773m · Townsville Primary School 865m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Kuo Chuan Presbyterian Secondary School · 531m
Food
Ang Mo Kio Ave 10 Blk 409 (Teck Ghee Square) · 1.2km
Green
Kallang Linear Park · 333m - 6 parks within 1km
Mall
Bishan North Shopping Mall · 912m
Health
Mount Alvernia Hospital (hospital) · 1.9km
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 $2,147 psf - 3% above units on floors 1–5 ($2,075 psf).
Price trend average PSF by year
2021
$1,779
2022
$1,873
+5.3%
2023
$1,998
+6.7%
2024
$2,123
+6.3%
2025
$2,182
+2.8%
2026
$2,192
+0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $7.33 | 4.0% | 207 |
| 2BR | $4,200/mo | $5.60 | 3.1% | 552 |
| 3BR | $5,800/mo | $5.04 | 2.8% | 147 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,520,000 | 678 | $2,241 | 11-15 |
| Jun 2026 | $1,780,000 | 797 | $2,235 | 31-35 |
| Apr 2026 | $1,450,000 | 678 | $2,138 | 06-10 |
| Apr 2026 | $1,042,888 | 484 | $2,153 | 11-15 |
| Apr 2026 | $1,025,000 | 495 | $2,070 | 21-25 |
| Mar 2026 | $1,050,000 | 484 | $2,168 | 31-35 |
| Feb 2026 | $2,600,000 | 1,141 | $2,279 | 01-05 |
| Feb 2026 | $1,528,000 | 678 | $2,253 | 16-20 |
| Dec 2025 | $1,050,000 | 495 | $2,121 | 31-35 |
| Nov 2025 | $1,775,000 | 807 | $2,199 | 26-30 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Sky Vue actually sell for - this project trades at 2.8× the nearest block’s PSF.