Side-by-Side Comparison
| Metric | District 20 — Bishan/Ang Mo Kio | District 23 — Bukit Batok/Bukit Panjang |
|---|---|---|
| Condo Count | 88 | 103 |
| Avg PSF | $1,655 psf | $1,356 psf |
| Median Price | $2,575,019 | $1,610,908 |
| Transaction Volume | 3,534 | 8,598 |
| Avg Walkability | 56.9/100 | 43.6/100 |
| Avg Investment Score | 57.1/100 | 57.1/100 |
| Avg TOP Year | 2005 | 2007 |
| Avg Gross Yield | 2.2% | 2.8% |
Price Analysis
District 23 — Bukit Batok/Bukit Panjang is the more affordable option, with an average PSF that is $298 psf (19.8%) lower than District 20 — Bishan/Ang Mo Kio.
In terms of median transaction price, District 23 — Bukit Batok/Bukit Panjang also offers a lower entry point at $1,610,908 compared to $2,575,019.
Lifestyle & Accessibility
District 20 — Bishan/Ang Mo Kio scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 23 — Bukit Batok/Bukit Panjang wins on price. District 20 — Bishan/Ang Mo Kio wins on walkability. District 23 — Bukit Batok/Bukit Panjang wins on investment score. District 23 — Bukit Batok/Bukit Panjang wins on rental yield.
Investment Potential
District 23 — Bukit Batok/Bukit Panjang has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 23 — Bukit Batok/Bukit Panjang delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 20 — Bishan/Ang Mo Kio
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| AMO RESIDENCE | $2,132 psf | 388 | 372 | 99 yrs lease commencing from 2021 |
| JADESCAPE | $2,097 psf | 371 | 1,206 | 99 yrs lease commencing from 2018 |
| THE PANORAMA | $1,822 psf | 206 | 698 | 99 yrs lease commencing from 2013 |
| SKY VUE | $1,967 psf | 166 | 694 | 99-year leasehold |
| SEMBAWANG HILLS ESTATE | $1,931 psf | 161 | 34 | Freehold |
Top 5 Condos in District 23 — Bukit Batok/Bukit Panjang
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| SOL ACRES | $1,380 psf | 540 | 1,327 | 99 yrs lease commencing from 2014 |
| MIDWOOD | $1,729 psf | 522 | 564 | 99 yrs lease commencing from 2018 |
| LUMINA GRAND | $1,514 psf | 512 | 512 | 99 yrs lease commencing from 2022 |
| DAIRY FARM RESIDENCES | $1,659 psf | 449 | 460 | 99 yrs lease commencing from 2018 |
| THE BOTANY AT DAIRY FARM | $2,053 psf | 387 | 386 | 99 yrs lease commencing from 2022 |
Final Verdict
District 20 — Bishan/Ang Mo Kio
Pros & Cons
✓ Strengths
- Better walkability score (56.9/100)
✗ Considerations
- Higher average PSF ($1,655 psf)
- Lower average investment score (57.1)
- Lower gross rental yield (2.2%)
- Fewer condos available (88 developments)
- Older average stock (avg TOP 2005)
District 23 — Bukit Batok/Bukit Panjang
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,356 psf)
- Higher average investment score (57.1)
- Higher gross rental yield (2.8%)
- More condos to choose from (103 developments)
- Newer average stock (avg TOP 2007)
✗ Considerations
- Lower walkability score (43.6/100)
Frequently Asked Questions
Which is more affordable, District 20 — Bishan/Ang Mo Kio or District 23 — Bukit Batok/Bukit Panjang?
Is District 20 — Bishan/Ang Mo Kio or District 23 — Bukit Batok/Bukit Panjang better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.