CENTURION 12 is a freehold 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 8 units and is TOP 2008.
This profile draws on 2 recorded transactions from URA REALIS 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 18 years from TOP, CENTURION 12 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 CENTURION 12 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 2 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the CENTURION 12 dashboard.
- Average sale price: $4,190,000 across 2 transactions
- Estimated gross rental yield: 2.2%
- District 20 PSF ranking: Value tier (top 89%)
- Freehold tenure · RCR · D20 · 8 units
About CENTURION 12
CENTURION 12 is a freehold condominium, located at BRIGHT HILL CRESCENT in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), developed by ROYAL OAK DEVELOPMENT PTE LTD, comprising 8 residential units, completed in 2008.
As a freehold property, CENTURION 12 does not face lease decay concerns.
Sales Market Overview
CENTURION 12 has recorded 2 sale transactions with an average transaction price of $4,190,000, ranging from $4,150,000 to $4,230,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $985 psf | $4,230,000 | — |
| 2026 | 1 | $1,131 psf | $4,150,000 | ↑ 14.8% |
CENTURION 12 ranks in the top 89% of condos in District 20 by average PSF.
Compared to the RCR average of $2,047 psf, CENTURION 12 trades 48.3% below the segment benchmark.
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Rental Market Overview
CENTURION 12 has recorded 6 rental transactions with monthly rents averaging $7,767/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 6 | $7,767/mo | $5,700/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $5,700/mo |
| 2022 | 2 | $7,500/mo |
| 2023 | 1 | $8,800/mo |
| 2025 | 1 | $8,800/mo |
| 2026 | 1 | $8,300/mo |
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Investment Analysis
Based on average rents and sale prices, CENTURION 12 delivers an estimated gross rental yield of 2.2%. 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 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Location Map
Map shows CENTURION 12 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- CENTURION 12
- 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
CENTURION 12 is 180m 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 | 180m |
| Bright Hill | TE7 | Thomson-East Coast Line | 880m |
| Marymount | CC16 | Circle Line | 980m |
| Bukit Brown | CC18 | Circle Line | 1.3 km |
Nearby Schools
There are 23 schools within 2 km of CENTURION 12, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady of Good Counsel | Primary | 640m |
| Swiss Cottage Secondary School | Secondary | 680m |
| Marymount Convent School | Primary | 800m |
| Bishan Park Secondary School | Secondary | 840m |
| Ngee Ann Primary School | Primary | 880m |
| EtonHouse International School (Thomson) | International | 880m |
| Ngee Ann Secondary School | Secondary | 950m |
| Zhangde Primary School | Primary | 970m |
| Eunoia Junior College | Jc | 1.1 km |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 1.2 km |
| St. Nicholas Girls' School | Secondary | 1.2 km |
| Millennia Institute | Jc | 1.2 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Upper Thomson sits about 0.18km 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 8 units, CENTURION 12 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 0.64km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 2 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.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: CENTURION 12 combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 CENTURION 12?
What is the rental yield for CENTURION 12?
Is CENTURION 12 freehold or leasehold?
How far is the nearest MRT from CENTURION 12?
What is the tenure of CENTURION 12?
How does CENTURION 12 compare to other projects in the district?
What stamp duty applies for a foreign buyer of CENTURION 12?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 6 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 CENTURION 12
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.