District 20 · Bishan · RCR
Thomson Park
Jalan Belibas · Terrace · Freehold
Current PSF
$2,053
+4.6% vs district median
Gross yield
1.7%
median rent $6,250/mo
3-year gain
-3.6%
Transactions · 5y
20
4 in last 12 months
Nearest MRT
Upper Thomson Mrt Station · 268.776m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$12,500/mo median
residential zone
En-bloc potential31 / 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
16%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 632m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Whitley Secondary School · 834m
Food
Shunfu Road Blk 320 (Shunfu Mart) · 415m
Green
Thomson Pk · 140m - 9 parks within 1km
Mall
Bishan North Shopping Mall · 1.1km
Health
Mount Alvernia Hospital (hospital) · 1.5km
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%
Price trend average PSF by year
2021
$1,853
2022
$2,008
+8.4%
2023
$2,219
+10.5%
2024
$1,784
-19.6%
2025
$1,919
+7.6%
2026
$2,140
+11.5%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $6,000,000 | 3,006 | $1,996 | - |
| Jun 2026 | $5,380,000 | 2,985 | $1,802 | - |
| Mar 2026 | $4,200,000 | 1,603 | $2,621 | - |
| Dec 2025 | $4,168,888 | 2,325 | $1,793 | - |
| Jun 2025 | $4,700,000 | 2,453 | $1,916 | - |
| Feb 2025 | $7,000,000 | 4,353 | $1,608 | - |
| Jan 2025 | $4,068,888 | 1,724 | $2,360 | - |
| Oct 2024 | $3,900,000 | 1,961 | $1,989 | - |
| Jul 2024 | $4,550,800 | 2,881 | $1,579 | - |
| Aug 2023 | $4,250,000 | 1,708 | $2,488 | - |
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Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Thomson Park actually sell for - this project trades at 3.9× the nearest block’s PSF.