District 20 · Bishan · RCR
Thomson Grand
Sin Ming Walk · Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,710
-12.9% vs district median
Gross yield
2.9%
median rent $5,500/mo
3-year gain
16.9%
Transactions · 5y
113
21 in last 12 months
Nearest MRT
Bright Hill Mrt Station · 451.97m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+129% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential33 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
22%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 663m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 173m
Food
Sembawang Hills Food Centre (Jalan Leban Food Centre) · 773m
Green
Island Gdns Walk Pg · 385m - 13 parks within 1km
Mall
Bishan North Shopping Mall · 1.9km
Health
Ang Mo Kio Polyclinic (polyclinic) · 2.1km
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 $1,800 psf - 4% above units on floors 1–5 ($1,723 psf).
Price trend average PSF by year
2021
$1,412
2022
$1,486
+5.2%
2023
$1,485
-0.1%
2024
$1,666
+12.2%
2025
$1,600
-4%
2026
$1,736
+8.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.21 | 3.0% | 129 |
| 3BR | $5,200/mo | $3.85 | 2.7% | 123 |
| 4BR | $6,000/mo | $3.64 | 2.6% | 27 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,730,000 | 1,593 | $1,714 | 01-05 |
| May 2026 | $1,645,000 | 904 | $1,819 | 01-05 |
| Apr 2026 | $4,010,000 | 5,317 | $754 | - |
| Apr 2026 | $2,588,888 | 1,367 | $1,894 | 11-15 |
| Apr 2026 | $1,680,000 | 947 | $1,774 | 06-10 |
| Mar 2026 | $2,573,000 | 1,367 | $1,882 | 11-15 |
| Mar 2026 | $2,570,000 | 1,356 | $1,895 | 06-10 |
| Mar 2026 | $2,565,000 | 1,410 | $1,819 | 16-20 |
| Feb 2026 | $2,580,000 | 1,367 | $1,887 | 16-20 |
| Feb 2026 | $2,408,000 | 1,356 | $1,775 | 06-10 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Thomson Grand actually sell for - this project trades at 2.6× the nearest block’s PSF.