3BHC is a 80-year balance leasehold development along BRIGHT HILL CRESCENT in District 20 (Ang Mo Kio / Bishan), part of the RCR segment of Singapore's private residential market. The project comprises 15 units and is TOP 2007.
This profile draws on 3 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 19 years from TOP, 3BHC is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 20 (Ang Mo Kio / Bishan), the immediate context for 3BHC is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 3 sales and 3 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 3BHC dashboard.
- Average sale price: $4,393,333 across 3 transactions
- Estimated gross rental yield: 2.9%
- District 20 PSF ranking: Value tier (top 98%)
- · RCR · D20 · 15 units
About 3BHC
3BHC is a condominium, located at BRIGHT HILL CRESCENT in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), developed by MANSTON LAND PTE LTD, comprising 15 residential units, completed in 2007.
With approximately 80 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
3BHC has recorded 3 sale transactions with an average transaction price of $4,393,333, ranging from $3,550,000 to $5,450,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $731 psf | $3,550,000 | — |
| 2024 | 1 | $855 psf | $4,180,000 | ↑ 17.0% |
| 2025 | 1 | $866 psf | $5,450,000 | ↑ 1.2% |
3BHC ranks in the top 98% of condos in District 20 by average PSF.
Compared to the RCR average of $2,049 psf, 3BHC trades 60.1% below the segment benchmark.
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Rental Market Overview
3BHC has recorded 3 rental transactions with monthly rents averaging $10,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 3 | $10,500/mo | $8,000/mo | $12,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $8,000/mo |
| 2023 | 1 | $12,500/mo |
| 2025 | 1 | $11,000/mo |
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Investment Analysis
Based on average rents and sale prices, 3BHC delivers an estimated gross rental yield of 2.9%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,143 psf | 398 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,104 psf | 380 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,836 psf | 216 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,948 psf | 170 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
Location Map
Map shows 3BHC (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 3BHC
- Upper Thomson MRT
- Bright Hill MRT
- Marymount MRT
- Bukit Brown MRT
- CHIJ Our Lady of Good Counsel
- Swiss Cottage Secondary School
- Marymount Convent School
Nearby MRT Stations
3BHC is 290m from Upper Thomson MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Upper Thomson | TE8 | Thomson-East Coast Line | 290m |
| Bright Hill | TE7 | Thomson-East Coast Line | 800m |
| Marymount | CC16 | Circle Line | 1.1 km |
| Bukit Brown | CC18 | Circle Line | 1.4 km |
Nearby Schools
There are 23 schools within 2 km of 3BHC, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady of Good Counsel | Primary | 770m |
| Swiss Cottage Secondary School | Secondary | 800m |
| Marymount Convent School | Primary | 920m |
| Bishan Park Secondary School | Secondary | 940m |
| EtonHouse International School (Thomson) | International | 970m |
| Ngee Ann Primary School | Primary | 1.0 km |
| Zhangde Primary School | Primary | 1.1 km |
| Ngee Ann Secondary School | Secondary | 1.1 km |
| Eunoia Junior College | Jc | 1.3 km |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 1.3 km |
| St. Nicholas Girls' School | Secondary | 1.3 km |
| Millennia Institute | Jc | 1.3 km |
Adequate lease horizon. Around 80 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Upper Thomson sits about 0.29km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 15 units, 3BHC keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. CHIJ Our Lady of Good Counsel sits about 0.77km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: 3BHC benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 3 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 3BHC?
What is the rental yield for 3BHC?
Is 3BHC freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 3 transactions analysed
- Rental data: 3 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 3BHC
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 621 condo transactions recorded in District 20 over the last 12 months, 91% resale, 6% sub sale, 3% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 20 could add roughly 215 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Upper Thomson Road | — | ~215 | Confirmed | Available |
HDB Alternatives Nearby
Weighing 3BHC against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (180m away), an upgrader gap of about $3,600,000
- Ang Mo Kio — 4-room average $724,816 (1.2 km away), an upgrader gap of about $3,650,000