District 20 (Ang Mo Kio, Bishan) is Singapore's most compelling mature-RCR bet: a median $1,779 psf across 88 condos, dual MRT interchange at Bishan (NSL/CCL), a prestige school cluster anchored by Raffles Institution and Catholic High, and a URA-backed Bishan 2.0 office node set to add ~200,000 sqm of new workspace by the early 2030s.
There is a particular kind of Singapore neighbourhood that earns its reputation slowly — not through a single headline project but through decades of quiet accumulation: good schools, maturing parks, reliable MRT connections, and a community fabric that keeps families rooted long after their children have grown. District 20 is that neighbourhood.
Straddling the planning areas of Ang Mo Kio and Bishan, D20 occupies a sweet spot in the Rest of Central Region (RCR). The green lung at its heart, Bishan-Ang Mo Kio Park (62 hectares), is a reminder that liveability defines the district's long-term appeal.
What makes D20 genuinely distinctive is its school cluster. Raffles Institution sits at 1 Raffles Institution Lane in Bishan; Catholic High School anchors the Bishan heartland; Marymount Convent School serves the eponymous estate; and ACS (Independent) lies just beyond the district border in Barker Road. With the URA Draft Master Plan 2025 designating Bishan town centre as a major new employment node (Bishan 2.0), and the Cross Island Line Phase 1 targeting completion by 2030 with a stop at Ang Mo Kio, the structural case for this district is only getting stronger.
The MRT infrastructure makes D20 unusually resilient. Bishan station (NS17/CC15) is a full interchange between the North-South Line and Circle Line. Ang Mo Kio station (NS16) adds another NSL node (as of 2026-04, LTA).
The bigger structural catalyst is Bishan 2.0, formalised in URA's Draft Master Plan 2025. Bishan town centre is earmarked for approximately 200,000 sqm of new commercial and office space — a scale comparable to Paya Lebar Central — with pedestrianised streets, community plazas, and greenery woven into the commercial fabric. For rental demand, a substantial job node within walking distance of the Bishan interchange is a compounding positive.
On the housing supply side, the June 2026 BTO exercise will inject roughly 1,210 new HDB units near Marymount MRT and 1,050 units in Ang Mo Kio (as of 2026-03, PropertyGuru/ERA). New public supply tempers private price growth at the margin but reaffirms D20's long-term growth status.
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- 88 condos tracked in District 20 (RCR)
- Median PSF: $1,779 psf across 3,618 sales
- Median rent: $4,100/mo across 11,340 leases
- Estimated gross yield: 2.6%
- Segment: Rest of Central Region
District Overview
District 20 covers Ang Mo Kio, Bishan, located in Singapore's Rest of Central Region (RCR). ShiokNest currently tracks 88 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 183 LONGHAUS | UPPER THOMSON ROAD | — | 40 | — |
| 3BHC | BRIGHT HILL CRESCENT | — | 15 | 2007 |
| ADANA @ THOMSON | OLD UPPER THOMSON ROAD | Freehold | 74 | 2018 |
| ADELPHI PARK ESTATE | DAFFODIL DRIVE | Freehold | — | — |
| AMO RESIDENCE | ANG MO KIO RISE | 99 yrs lease commencing from 2021 | 372 | 2022 |
| ARTISAN 8 | SIN MING ROAD | Freehold | 22 | 2025 |
| BISHAN 8 | BISHAN STREET 21 | 99 yrs lease commencing from 1996 | 200 | 2000 |
| BISHAN LOFT | BISHAN STREET 11 | 99 yrs lease commencing from 2000 | 384 | 2004 |
| BISHAN PARK CONDOMINIUM | SIN MING WALK | 99 yrs lease commencing from 1991 | 320 | 1994 |
| BISHAN POINT | BRIGHT HILL DRIVE | 99 yrs lease commencing from 1997 | 164 | 2005 |
| BOONVIEW | MARYMOUNT TERRACE | Freehold | 120 | 2003 |
| BRADDELL VIEW | BRADDELL HILL | 103 yrs lease commencing from 1977 | 918 | 1981 |
| BRIGHTHILL RESIDENCES | BRIGHT HILL CRESCENT | Freehold | — | 2021 |
| CENTRO RESIDENCES | ANG MO KIO AVENUE 8 | 99 yrs lease commencing from 2007 | 329 | 2014 |
| CENTURION 12 | BRIGHT HILL CRESCENT | Freehold | 8 | 2008 |
| CHIP THYE GARDEN | YIO CHU KANG GARDENS | Freehold | — | — |
| CHOON SING GARDEN | JALAN BINCHANG | Freehold | — | — |
| CLOVER BY THE PARK | BISHAN STREET 25 | 99 yrs lease commencing from 2007 | 616 | 2012 |
| CLOVER PARK | CLOVER AVENUE | Freehold | — | — |
| CORAL PARK | PEMIMPIN PLACE | Freehold | — | — |
| COUNTRY ESQUIRE | LORONG PUNTONG | Freehold | 60 | 1992 |
| COUNTRY GRANDEUR | LORONG PUNTONG | Freehold | 66 | 1996 |
| FABER GARDEN | JALAN GENDANG | Freehold | 233 | 1984 |
| FABER GARDEN CONDOMINIUM | ANGKLONG LANE | Freehold | 233 | 1984 |
| FAR HORIZON GARDENS | ANG MO KIO AVENUE 9 | 99 yrs lease commencing from 1982 | 270 | 1987 |
| FLAME TREE PARK | SIN MING AVENUE | Freehold | 160 | 1989 |
| FLORAVIEW | ANG MO KIO STREET 66 | Freehold | 90 | 2018 |
| FULTON HILL | FULTON AVENUE | Freehold | 132 | — |
| GOLDENHILL PARK CONDOMINIUM | MEI HWAN DRIVE | Freehold | 390 | 2004 |
| GRANDEUR 8 | ANG MO KIO CENTRAL 3 | 99 yrs lease commencing from 2002 | 579 | 2005 |
| GRANDIOSO 8 | BRIGHT HILL CRESCENT | Freehold | 6 | 2015 |
| HAPPY ESTATE | THOMSON HEIGHTS | Freehold | — | — |
| HAPPY PARK | THOMSON WALK | Freehold | — | — |
| HORIZON GARDENS | ANG MO KIO AVENUE 2 | 99 yrs lease commencing from 1995 | 270 | 2002 |
| HORIZON GREEN | THOMSON WALK | 99 yrs lease commencing from 1995 | 72 | 2003 |
| ISLAND COUNTRY VILLAS | OLD UPPER THOMSON ROAD | 99 yrs lease commencing from 1995 | 60 | 1999 |
| ISLAND GARDENS | ISLAND GARDENS WALK | Freehold | — | — |
| ISLAND PARK | JALAN TAMBUR | Freehold | — | — |
| JADESCAPE | SHUNFU ROAD | 99 yrs lease commencing from 2018 | 1206 | 2021 |
| KELIVILLE | JALAN KELI | — | 16 | 2006 |
| KINGSGROVE | ANG MO KIO AVENUE 1 | Freehold | 32 | 1992 |
| LAKEVIEW ESTATE | UPPER THOMSON ROAD | 99 yrs lease commencing from 1977 | 240 | — |
| LATTICE ONE | SERAYA CRESCENT | Freehold | 48 | 2021 |
| LAUW & SONS GARDEN | BINCHANG RISE | Freehold | — | 2021 |
| MARYMOUNT VIEW | PEMIMPIN DRIVE | Freehold | 68 | 1992 |
| MAYFLOWER GARDENS | MAYFLOWER CRESCENT | Freehold | — | — |
| MAYFLOWER RESIDENCES | MAYFLOWER AVENUE | Freehold | — | — |
| MAYFLOWER VILLE | MAYFLOWER WAY | Freehold | — | — |
| MING PARK | JALAN BINCHANG | Freehold | — | — |
| NEW SOO CHOW GARDENS | JALAN LEMBAH THOMSON | Freehold | — | — |
| NUOVO | ANG MO KIO AVENUE 9 | 99 yrs lease commencing from 2001 | 297 | 2004 |
| PEIRCE VIEW | UPPER THOMSON ROAD | Freehold | 66 | 1996 |
| RAFFLESIA CONDOMINIUM | BISHAN STREET 21 | 99 yrs lease commencing from 1997 | 230 | 2002 |
| RED BRICK VILLAS | THOMSON HILL | — | — | — |
| SEASONS VIEW | PEMIMPIN DRIVE | 99 yrs lease commencing from 1996 | 224 | 2000 |
| SEMBAWANG HILLS ESTATE | CASUARINA ROAD | Freehold | 34 | 2023 |
| SHANGRI-LA PARK | SHANGRI-LA WALK | Freehold | — | — |
| SIN MING CENTRE | SIN MING ROAD | Freehold | — | — |
| SIN MING PLAZA | SIN MING ROAD | Freehold | 102 | 1996 |
| SKY HABITAT | BISHAN STREET 15 | 99 yrs lease commencing from 2011 | 509 | 2015 |
| SKY VUE | Bishan Street 15 | 99-year leasehold | 694 | 2016 |
| SOO CHOW GARDEN | SOO CHOW DRIVE | Freehold | — | — |
| ST NICHOLAS VIEW | ST. NICHOLAS VIEW | 99 yrs lease commencing from 1995 | 84 | 1999 |
| THE GARDENS AT BISHAN | SIN MING WALK | 99 yrs lease commencing from 1997 | 756 | 2004 |
| THE INGLEWOOD | THE INGLEWOOD | Freehold | 70 | 1990 |
| THE PANORAMA | ANG MO KIO AVENUE 2 | 99 yrs lease commencing from 2013 | 698 | 2019 |
| THE WINDSOR | ONTARIO AVENUE | Freehold | 150 | — |
| THOMSON GARDEN ESTATE | JALAN CHEGAR | Freehold | 1 | — |
| THOMSON GRAND | SIN MING WALK | 99 yrs lease commencing from 2010 | 339 | — |
| THOMSON HILLS ESTATE | SEMBAWANG HILLS DRIVE | Freehold | 9 | — |
| THOMSON IMPERIAL COURT | UPPER THOMSON ROAD | Freehold | 36 | — |
| THOMSON IMPRESSIONS | LORONG PUNTONG | 99 yrs lease commencing from 2015 | 283 | — |
| THOMSON PARK | JALAN BELIBAS | Freehold | — | — |
| THOMSON PLAZA | MARIGOLD DRIVE | 99 yrs lease commencing from 1976 | 20 | — |
| THOMSON RIDGE | JALAN LEMBAH THOMSON | Freehold | — | — |
| THOMSON RIDGE ESTATE | THOMSON RIDGE | — | — | — |
| THOMSON RISE ESTATE | JALAN BERJAYA | Freehold | — | — |
| THOMSON THREE | BRIGHT HILL DRIVE | 99 yrs lease commencing from 2012 | 435 | — |
| THOMSON V ONE | SIN MING ROAD | 99 yrs lease commencing from 2001 | 21 | — |
| THOMSON V TWO | SIN MING ROAD | Freehold | 74 | — |
| THOMSON VIEW CONDOMINIUM | BRIGHT HILL DRIVE | 99 yrs lease commencing from 1975 | 254 | — |
| THREE 11 | UPPER THOMSON ROAD | Freehold | 65 | — |
| TRESALVEO | MARYMOUNT TERRACE | Freehold | 176 | — |
| WELLINGTON PARK | ELLINGTON SQUARE | Freehold | 104 | 1985 |
| WESTLAKE GARDENS | WESTLAKE AVENUE | Freehold | — | 2025 |
| WINDSOR PARK | JUPITER ROAD | Freehold | — | — |
| WINDSOR PARK ESTATE | JUPITER ROAD | Freehold | — | — |
| YEW LIAN PARK | JALAN PELATINA | Freehold | — | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 154 | $849,868 | $1,819 psf |
| 1-Bed | 336 | $1,259,456 | $1,988 psf |
| 2-Bed | 693 | $1,566,381 | $1,941 psf |
| 3-Bed | 1,038 | $2,043,077 | $1,791 psf |
| 4-Bed | 809 | $2,516,289 | $1,580 psf |
| 5-Bed | 588 | $4,710,277 | $1,599 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 49 | $1,849 psf |
| 2025-07 | 56 | $1,961 psf |
| 2025-08 | 65 | $2,018 psf |
| 2025-09 | 52 | $1,912 psf |
| 2025-10 | 57 | $1,952 psf |
| 2025-11 | 48 | $2,081 psf |
| 2025-12 | 47 | $2,033 psf |
| 2026-01 | 38 | $2,075 psf |
| 2026-02 | 42 | $1,967 psf |
| 2026-03 | 55 | $1,993 psf |
| 2026-04 | 43 | $1,902 psf |
| 2026-05 | 3 | $1,911 psf |
From 2021 to 2026, average PSF in District 20 has appreciated by 32.2% (~6.4% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 657 | $1,499 psf | — |
| 2022 | 942 | $1,800 psf | ↑ 20.1% |
| 2023 | 560 | $1,714 psf | ↓ 4.8% |
| 2024 | 628 | $1,792 psf | ↑ 4.5% |
| 2025 | 650 | $1,917 psf | ↑ 7.0% |
| 2026 | 181 | $1,981 psf | ↑ 3.4% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | THOMSON GARDEN ESTATE | $2,623 psf | $3,263,725 | 90 |
| 2 | BRIGHTHILL RESIDENCES | $2,580 psf | $6,775,000 | 6 |
| 3 | ARTISAN 8 | $2,392 psf | $1,939,450 | 20 |
| 4 | SOO CHOW GARDEN | $2,311 psf | $4,807,607 | 13 |
| 5 | CORAL PARK | $2,244 psf | $4,607,394 | 20 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | AMO RESIDENCE | 394 | $2,139 psf |
| 2 | JADESCAPE | 377 | $2,101 psf |
| 3 | THE PANORAMA | 214 | $1,835 psf |
| 4 | SKY VUE | 169 | $1,970 psf |
| 5 | SEMBAWANG HILLS ESTATE | 168 | $1,941 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1,929 | $5,344/mo | $1,200/mo | $44,000/mo |
| 1-Bed | 1,714 | $3,032/mo | $1,650/mo | $4,600/mo |
| 2-Bed | 3,273 | $3,779/mo | $1,500/mo | $8,100/mo |
| 3-Bed | 3,722 | $4,642/mo | $1,500/mo | $8,800/mo |
| 4-Bed | 684 | $6,264/mo | $2,100/mo | $12,600/mo |
| 5-Bed | 16 | $8,587/mo | $5,100/mo | $12,000/mo |
| 6-Bed | 2 | $11,000/mo | $11,000/mo | $11,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $849,868 | $5,344/mo | 7.55% |
| 1-Bed | $1,259,456 | $3,032/mo | 2.89% |
| 2-Bed | $1,566,381 | $3,779/mo | 2.89% |
| 3-Bed | $2,043,077 | $4,642/mo | 2.73% |
| 4-Bed | $2,516,289 | $6,264/mo | 2.99% |
| 5-Bed | $4,710,277 | $8,587/mo | 2.19% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA dataset captures 3,618 recorded private condo transactions across 88 developments in D20, with a district-wide median of $1,779 psf and a median monthly rent of approximately $4,100 — implying a gross yield of around 2.6%.
Bishan Core is the most liquid and highest-priced sub-market. Tresalveo (Bishan Street 25) recorded average transaction PSF of $2,038 in 2025 with peaks at $2,067 psf (as of 2025-07, EdgeProp). Bishan 8 averaged $1,793 psf with a high of $1,978 psf in December 2025.
AMO/Mayflower (Ang Mo Kio Ave 1 corridor) is the district's newest benchmark setter. AMO Residence (372 units, 99-year leasehold by UOL) launched at approximately $1,890 psf and has re-rated: secondary market transactions in the twelve months to January 2026 averaged $2,359–$2,618 psf, with a twelve-month average of $2,513 psf.
Marymount / Sin Ming sub-area offers the district's best value-school combination. Sin Ming Plaza transacted at $1,670 psf (peak $1,878 psf, April 2025); Marymount View — within Catholic High and Raffles Institution catchment — recorded $1,668 psf. Bishan Park Condominium averaged $1,427 psf in 2025.
| Project | Tenure | 2025 Avg PSF | 2025 High PSF |
|---|---|---|---|
| Tresalveo | 99-yr LH | $2,038 | $2,067 |
| AMO Residence | 99-yr LH | $2,513 | $2,618 |
| Bishan 8 | 99-yr LH | $1,793 | $1,978 |
| Sin Ming Plaza | 99-yr LH | $1,670 | $1,878 |
| Bishan Park Condo | 99-yr LH | $1,427 | $1,483 |
- Anchor your search to sub-market tier first. Decide whether you are optimising for school catchment (Marymount/Sin Ming, ~$1,600–$1,800 psf), Bishan 2.0 capital upside (Bishan Core, ~$1,800–$2,100 psf), or TEL new-launch pricing (Mayflower axis, ~$2,300–$2,600 psf).
- Verify MOE primary-school phase eligibility before signing. Catholic High (Primary) and Ai Tong School are oversubscribed at Phase 2B and 2C. Run a 1km and 2km radius check from any unit you short-list.
- Model the Bishan 2.0 timeline realistically. The URA Master Plan 2025 sets a direction, not a completion date. Office-node rent uplift typically manifests 3–5 years after anchor tenants begin occupancy.
- Run a lease-decay sensitivity for older 99-year leasehold stock. Bishan Park Condominium trades at a PSF discount precisely because remaining lease limits CPF usage and mortgage tenure.
- Track the Cross Island Line Phase 1 commissioning milestones. The CRL stop at Ang Mo Kio is targeted for 2030 (as of 2025, LTA).
- Stress-test rental yield against the June 2026 BTO supply. The 1,050 new HDB units in AMK and 1,210 near Marymount MRT will add rental alternatives. Factor a mild rental headwind of 5–8% for 2–3 years.
Frequently Asked Questions
What is the average PSF in District 20?
Is District 20 in CCR, RCR, or OCR?
What are the best condos in District 20?
What is the rental yield in District 20?
How many condos are in District 20?
Which MRT lines serve District 20?
District 20 has three active MRT stations: Bishan (NS17/CC15) — full interchange between NSL and CCL; Ang Mo Kio (NS16) on the NSL; and Marymount (CC16) on the CCL. The Thomson-East Coast Line's Mayflower station (TE8) provides a fourth access point. The Cross Island Line is planned to add an Ang Mo Kio stop around 2030.
What schools are in District 20 that drive property demand?
The most demand-relevant schools are Raffles Institution in Bishan; Catholic High School (Primary and Secondary) in Bishan; Ai Tong School (oversubscribed primary); and Marymount Convent School. Raffles Institution Secondary admits via Direct School Admission and PSLE merit — not distance.
What is the Bishan 2.0 plan and how does it affect property prices?
Bishan 2.0 is URA's designation (Draft Master Plan 2025) for Bishan town centre's transformation into a new employment and lifestyle node. Plans include approximately 200,000 sqm of new office space, alongside pedestrianised streets and community plazas. The creation of a significant job node is expected to structurally support rental demand and capital values over the medium term (5–10 year horizon).
Are there any new condo launches in District 20 in 2025–2026?
The most significant recent launch was AMO Residence (372 units, 99-year leasehold, Ang Mo Kio Avenue 1, by UOL) — which trades actively in the secondary market at $2,359–$2,618 psf. An Upper Thomson Road condominium (162 units, by UOL/SingLand/Kheng Leong) is anticipated in 2026.
How does older leasehold stock in Bishan compare to newer projects?
Older projects such as Bishan Park Condominium (completed early 1990s) trade at a discount — around $1,400–$1,480 psf — reflecting their shorter remaining lease (typically 60–75 years). The discount limits CPF usage and reduces the pool of eligible buyers. However, for cash-rich buyers, these units can offer a higher gross yield than newer stock.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.