District 20 · Bishan · RCR
Thomson Three
Bright Hill Drive · Apartment · 99 yrs lease commencing from 2012
Current PSF
$2,089
+6.4% vs district median
Gross yield
2.9%
median rent $3,850/mo
3-year gain
14.8%
Transactions · 5y
142
26 in last 12 months
Nearest MRT
Upper Thomson Mrt Station · 350.313m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+179% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
11%
PSF dispersion within project
The neighbourhood
P1 ring
Ai Tong School 396m · Phase 2C 1.9× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Peirce Secondary School · 1.0km
Food
Shunfu Road Blk 320 (Shunfu Mart) · 862m
Green
Jalan Sembilang Park · 313m - 10 parks within 1km
Mall
Bishan North Shopping Mall · 1.5km
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%
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 $2,091 psf - 6% above units on floors 1–5 ($1,967 psf).
Price trend average PSF by year
2021
$1,616
2022
$1,704
+5.4%
2023
$1,852
+8.7%
2024
$1,993
+7.6%
2025
$2,042
+2.5%
2026
$2,127
+4.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 3.8% | 99 |
| 2BR | $3,800/mo | $5.07 | 2.9% | 200 |
| 3BR | $4,800/mo | $4.57 | 2.6% | 128 |
| 4BR | $7,000/mo | $4.52 | 2.6% | 7 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,588,000 | 732 | $2,170 | 16-20 |
| Jun 2026 | $2,695,000 | 1,141 | $2,362 | 01-05 |
| Jun 2026 | $2,600,000 | 1,141 | $2,279 | 06-10 |
| Jun 2026 | $2,420,000 | 1,259 | $1,922 | 01-05 |
| Jun 2026 | $2,288,888 | 1,044 | $2,192 | 01-05 |
| May 2026 | $2,900,000 | 1,485 | $1,952 | 01-05 |
| Apr 2026 | $2,640,000 | 1,141 | $2,314 | 01-05 |
| Apr 2026 | $2,327,000 | 1,055 | $2,206 | 01-05 |
| Apr 2026 | $1,585,000 | 732 | $2,165 | 11-15 |
| Apr 2026 | $1,500,000 | 732 | $2,049 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Thomson Three actually sell for - this project trades at 3.1× the nearest block’s PSF.