For digest readers, the four numbers that matter for District 20 landed (Bishan / Ang Mo Kio) in May 2025 are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The landed transacted activity reading for District 20 landed (Bishan / Ang Mo Kio) reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The May 2025 landed monthly digest digest for District 20 landed (Bishan / Ang Mo Kio) sits within a defined cycle context. Singapore landed property is structurally constrained: foreigners need LDAU approval; effective demand is Singapore Citizen + a small share of LDAU-approved PRs. This digest reads the period’s data alongside the structural framework set by Singapore’s post-April-2023 cooling-measure regime — foreigner ABSD at 60%, Singapore Citizen second-property ABSD at 20%, 3M SORA in the 3.0–3.5% band — that shapes how the raw figures translate into actionable buyer or seller decisions (as of 2025-05).
- Landed sales: 16 transactions in D20
- Average PSF: $2,119 psf (↑ 7.1% MoM)
- Average price: $5,509,681
- RCR · D20 (Ang Mo Kio, Bishan)
Monthly Overview
District 20 (Ang Mo Kio, Bishan) recorded 16 landed property transactions in May 2025 at an average PSF of $2,119 psf.
Type Breakdown
Landed transactions by type in D20 during May 2025.
| Type | Volume | Share | Avg PSF | Avg Price |
|---|---|---|---|---|
| Terrace | 10 | 62.5% | $2,405 psf | $4,738,489 |
| Semi-Detached | 4 | 25% | $1,783 psf | $5,787,500 |
| Detached | 2 | 12.5% | $1,356 psf | $8,810,000 |
Top Streets
Streets with the highest landed transaction volume in D20.
| Street | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| CASUARINA ROAD | 7 | $2,262 psf | $4,930,857 |
| JALAN CHEGAR | 2 | $2,959 psf | $5,294,444 |
| JALAN PELATINA | 2 | $2,143 psf | $5,225,000 |
| JALAN BERJAYA | 1 | $1,382 psf | $8,290,000 |
| WESTLAKE AVENUE | 1 | $1,833 psf | $6,500,000 |
Notable Transactions
The highest-value landed transactions in D20 during May 2025.
| Street | Type | Price | PSF | Sale Type |
|---|---|---|---|---|
| DAFFODIL DRIVE | Detached | $9,330,000 | $1,331 psf | Resale |
| JALAN BERJAYA | Detached | $8,290,000 | $1,382 psf | Resale |
| WESTLAKE AVENUE | Semi-Detached | $6,500,000 | $1,833 psf | Resale |
| JALAN CHEGAR | Terrace | $6,388,888 | $3,346 psf | Resale |
| JALAN PELATINA | Semi-Detached | $6,250,000 | $1,814 psf | Resale |
12-Month Trend
| Month | Sales | Avg PSF |
|---|---|---|
| 2024-06 | 4 | $1,789 psf |
| 2024-07 | 12 | $1,954 psf |
| 2024-08 | 12 | $2,044 psf |
| 2024-09 | 10 | $1,746 psf |
| 2024-10 | 18 | $2,216 psf |
| 2024-11 | 15 | $1,988 psf |
| 2024-12 | 9 | $1,829 psf |
| 2025-01 | 13 | $1,603 psf |
| 2025-02 | 11 | $1,953 psf |
| 2025-03 | 9 | $2,090 psf |
| 2025-04 | 17 | $1,979 psf |
| 2025-05 | 16 | $2,119 psf |
From the 2024-10 high, D20 landed prices have given back 4.4% — still 18.4% above the 2024-06 baseline. The most recent period recovered 7.1%, so the pullback may be finding a floor.
The May 2025 period’s landed transacted activity for District 20 landed (Bishan / Ang Mo Kio) reflects specific micro-level drivers. Within the aggregate figure, individual sub-segments (different unit types, floor bands, tenure types) typically move at different rates — the period’s ‘top movers’ are units or sub-cohorts whose performance deviated meaningfully from the mean. For investors and sellers, identifying these movers is more useful than the headline average because the mean smooths out the dispersion that creates actual buying or selling opportunities.
Typical top-mover categories in any digest period include: (a) freehold units in 99-year-dominated districts that command a meaningful tenure premium, (b) high-floor units in projects with strong views or panoramic orientation (5–15% PSF premium vs low-floor in same project), (c) recently-renovated stock that commands ~5–10% premium over comparable un-renovated transacted PSF, and (d) units close to recently-opened MRT lines or new developments that create proximity-premium uplift. For District 20 landed (Bishan / Ang Mo Kio) in May 2025, the dispersion across these categories is the more informative reading than the headline median. Use District 20 for cross-reference.
Conversely, soft-mover categories typically include 99-year leasehold stock approaching financing-window thresholds (lease <30 years), units with unfavourable orientation or noise exposure, and developments where MCST management quality has degraded. Cross-reference URA for the per-project caveats and assess which projects in District 20 landed (Bishan / Ang Mo Kio) fall into which category.
The embedded chart for this landed monthly digest digest of District 20 landed (Bishan / Ang Mo Kio) in May 2025 visualises the landed transacted activity trajectory. The two readings to focus on are (1) the absolute level versus the trailing-12-month mean, and (2) the direction of change across the most recent 3–4 periods. A single-period spike or trough is rarely informative; sustained directional movement across multiple periods signals a structural shift worth acting on.
For comparative context, place District 20 landed (Bishan / Ang Mo Kio)’s May 2025 reading against (a) the corresponding national-level URA Property Price Index figure for the segment, and (b) the equivalent reading in adjacent districts or towns. The relative positioning — whether District 20 landed (Bishan / Ang Mo Kio) is leading or lagging the national segment — informs whether the period’s reading is geography-specific or part of a broader cycle move. Use landed prices map for district-level visual comparison and landed stamp duty calculator for direct numeric benchmarking.
Looking ahead from May 2025, the forward variables for District 20 landed (Bishan / Ang Mo Kio) landed transacted activity are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA and the MAS SORA dashboard (as of 2025-05).
FAQ
How many landed transactions were recorded in District 20 in May 2025?
What was the average PSF for landed properties in District 20?
Which landed type was most traded in District 20?
How does this period compare to the same period a year ago?
Year-over-year comparison strips out seasonality. The most informative read is whether May 2025’s landed transacted activity reading is materially above or below the equivalent period one year earlier, controlling for the broader Singapore property cycle. Use the URA Property Price Index for cycle-level context.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Methodology & Sources
Numbers in this article reflect May 2025 and update every month.
Transaction data sourced from URA.
- Transaction data from URA.
- Landed types: Terrace, Semi-Detached, Detached (including Strata equivalents).
Outlier-resistant medians anchor every PSF figure shown above. Volume counts are exact transaction tallies, not estimates.
Latest recorded data point: May 2025 · 16 records analysed · Source: URA private-sale caveats (landed)