District 20 · Bishan · RCR
The Gardens At Bishan
Sin Ming Walk · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,760
-10.3% vs district median
Gross yield
2.8%
median rent $4,300/mo
3-year gain
21.0%
Transactions · 5y
137
18 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 308.583m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+135% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential38 / 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
+0.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 550m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 194m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 833m - 2 hawker centres within 1km
Green
Island Gdns Walk Pg · 415m - 13 parks within 1km
Mall
Bishan North Shopping Mall · 1.7km
Health
Ang Mo Kio Polyclinic (polyclinic) · 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%
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 $1,762 psf - 15% above units on floors 1–5 ($1,536 psf).
Price trend average PSF by year
2021
$1,235
2022
$1,415
+14.6%
2023
$1,502
+6.1%
2024
$1,619
+7.8%
2025
$1,718
+6.1%
2026
$1,817
+5.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,800/mo | $2.95 | 2.0% | 13 |
| 2BR | $3,600/mo | $4.24 | 2.9% | 164 |
| 3BR | $4,800/mo | $3.84 | 2.6% | 138 |
| 4BR | $6,000/mo | $3.87 | 2.6% | 51 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,950,000 | 1,701 | $1,735 | 16-20 |
| Jun 2026 | $2,360,000 | 1,227 | $1,923 | 16-20 |
| Jun 2026 | $2,300,000 | 1,227 | $1,874 | 11-15 |
| Jun 2026 | $1,590,000 | 883 | $1,801 | 06-10 |
| May 2026 | $1,526,000 | 883 | $1,729 | 06-10 |
| Apr 2026 | $1,530,000 | 883 | $1,733 | 01-05 |
| Mar 2026 | $2,278,000 | 1,206 | $1,890 | 11-15 |
| Mar 2026 | $2,250,000 | 1,206 | $1,866 | 11-15 |
| Feb 2026 | $2,300,000 | 1,227 | $1,874 | 11-15 |
| Jan 2026 | $1,540,000 | 883 | $1,745 | 06-10 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around The Gardens At Bishan actually sell for - this project trades at 2.5× the nearest block’s PSF.