ISLAND PARK is a freehold development along JALAN TAMBUR in District 20 (Ang Mo Kio / Bishan), part of the RCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 12 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 20 (Ang Mo Kio / Bishan), the immediate context for ISLAND PARK 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 12 sales and 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ISLAND PARK dashboard.
- Average sale price: $5,978,324 across 12 transactions
- Estimated gross rental yield: 1.2%
- District 20 PSF ranking: Mid-range (top 67%)
- Freehold tenure · RCR · D20
About ISLAND PARK
ISLAND PARK is a freehold condominium, located at JALAN TAMBUR in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region).
As a freehold property, ISLAND PARK does not face lease decay concerns.
Sales Market Overview
ISLAND PARK has recorded 12 sale transactions with an average transaction price of $5,978,324, ranging from $4,700,000 to $7,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,157 psf | $5,025,944 | — |
| 2022 | 1 | $1,162 psf | $4,700,000 | ↑ 0.4% |
| 2023 | 1 | $1,297 psf | $5,550,000 | ↑ 11.6% |
| 2024 | 2 | $1,780 psf | $6,800,000 | ↑ 37.3% |
| 2025 | 4 | $1,475 psf | $5,947,000 | ↓ 17.2% |
| 2026 | 2 | $1,773 psf | $7,025,000 | ↑ 20.2% |
ISLAND PARK ranks in the top 67% of condos in District 20 by average PSF.
Compared to the RCR average of $2,047 psf, ISLAND PARK trades 27.6% below the segment benchmark.
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Rental Market Overview
ISLAND PARK has recorded 5 rental transactions with monthly rents averaging $5,890/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 5 | $5,890/mo | $3,400/mo | $9,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $6,000/mo |
| 2022 | 1 | $3,400/mo |
| 2023 | 1 | $9,000/mo |
| 2024 | 2 | $5,525/mo |
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Investment Analysis
Based on average rents and sale prices, ISLAND PARK delivers an estimated gross rental yield of 1.2%. 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 ISLAND PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ISLAND PARK
- Bright Hill MRT
- Mayflower MRT
- Upper Thomson MRT
- Peirce Secondary School
- Jing Shan Primary School
- Mayflower Primary School
Nearby MRT Stations
ISLAND PARK is 420m from Bright Hill MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bright Hill | TE7 | Thomson-East Coast Line | 420m |
| Mayflower | TE6 | Thomson-East Coast Line | 1.2 km |
| Upper Thomson | TE8 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 15 schools within 2 km of ISLAND PARK, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | Secondary | 940m |
| Jing Shan Primary School | Primary | 990m |
| Mayflower Primary School | Primary | 1.3 km |
| Ang Mo Kio Secondary School | Secondary | 1.4 km |
| Ang Mo Kio Primary School | Primary | 1.4 km |
| EtonHouse International School (Thomson) | International | 1.6 km |
| CHIJ Our Lady of Good Counsel | Primary | 1.7 km |
| Swiss Cottage Secondary School | Secondary | 1.8 km |
| Marymount Convent School | Primary | 1.9 km |
| Yio Chu Kang Primary School | Primary | 1.9 km |
| Bishan Park Secondary School | Secondary | 1.9 km |
| Anderson Primary School | Primary | 1.9 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. Bright Hill sits about 0.42km 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.
School-belt proximity. Peirce Secondary School sits about 0.94km 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 12 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": "green",
"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: ISLAND PARK 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. 12 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 ISLAND PARK?
What is the rental yield for ISLAND PARK?
Is ISLAND PARK freehold or leasehold?
How far is the nearest MRT from ISLAND PARK?
What is the tenure of ISLAND PARK?
How does ISLAND PARK compare to other projects in the district?
What stamp duty applies for a foreign buyer of ISLAND PARK?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 12 transactions analysed
- Rental data: 5 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 ISLAND PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.