Clover By The Park

Overview & Key Facts

Clover by the Park is a 616-unit condominium at 2 Bishan Street 25 in District 20, completed in 2012 by Sim Lian Group. Its name is not merely marketing: the development literally backs onto Bishan-Ang Mo Kio Park, one of Singapore’s largest and most popular urban parks, offering residents a rare connection between private condo living and public green space.

At 39 storeys, Clover by the Park is one of the tallest residential buildings in the Bishan/Ang Mo Kio precinct, giving higher-floor residents sweeping views over the park, the surrounding HDB heartland, and the city skyline beyond. Sim Lian, the developer, is the same group behind Parc Vera in Hougang and Treasure at Tampines — practical, value-oriented projects with a focus on liveability over luxury branding.

At an average PSF of ~$1,945, Clover by the Park commands a premium within its immediate neighbourhood, driven primarily by its park adjacency and the prestige of a Bishan address. The 2.6% rental yield is modest, reflecting the higher capital values that come with the location premium. The resident community includes a growing expat contingent — French, German, Dutch, Korean, and Australian families drawn by the park, the schools, and the neighbourhood feel.

Location & Connectivity

Bishan is one of Singapore’s most established residential estates, consistently ranked among the most desirable for families. Clover by the Park sits on the Ang Mo Kio side of Bishan-Ang Mo Kio Park, which means it technically straddles the Bishan/Ang Mo Kio boundary. The nearest MRT stations are Bishan MRT (Circle Line and North-South Line interchange) and the upcoming Teck Ghee MRT (Cross Island Line), both requiring a walk of about 1–1.5 km.

The MRT distance is the development’s most commonly cited weakness. At roughly 1.2 km to Bishan MRT, it is not a comfortable daily walk in Singapore’s climate. Bus services along Bishan Street 25 provide the practical commute solution. For drivers, the CTE is accessible within five minutes, and the PIE provides east-west connectivity. The CBD is approximately 20 minutes by car via CTE.

The neighbourhood amenity picture is strong. Junction 8, the main Bishan shopping mall, is a bus ride or short drive away. Thomson Plaza is accessible in the other direction. The area is renowned for its school density: Raffles Institution, Catholic High School, and Ai Tong School are all within the broader Bishan catchment, making this one of the strongest primary school balloting zones in Singapore.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Clover by the Park offers a solid set of facilities for its size: a lap pool, wading pool, children’s pool, tennis courts, gymnasium, BBQ area, function rooms, a playground, and a koi pond. The grounds are spacious enough to accommodate running and recreational use within the compound. Function rooms are notably larger than average, a practical benefit for residents who host events.

“Great pools especially for kids, and proximity to AMK-Bishan Park — a two-minute walk — are the plus points. The condo has a growing expat community with small families and young children.”

— Resident review via PropertyGuru

The adjacent park effectively serves as an extension of the development’s recreational offering, giving residents access to cycling paths, river walks, and open-air exercise options that no private facility deck could replicate. This symbiosis between private condo and public park is Clover by the Park’s defining characteristic.

Unit Sizes & Layout

The unit mix spans one- to four-bedroom configurations across the 39-storey tower. Two-bedrooms range from approximately 750 to 900 sqft, while three-bedrooms sit in the 1,000–1,200 sqft range. Unit sizes are described as average — competitive for the 2007 vintage but not as spacious as older developments like Sky Habitat or the surrounding HDB executive flats.

The standout stacks are those facing Bishan-Ang Mo Kio Park, which enjoy unobstructed green views that are permanently protected by the park’s status. These park-facing units command a measurable premium and are the first to move in the resale market. Units facing the opposite direction look toward Ang Mo Kio HDB blocks, which is functional but lacks the premium view.

Pricing & Market Position

Across 91 recorded transactions (all-time), sale prices range from $1,650,000 to $3,550,000, averaging $2,448,487.

Over the last 12 months, transactions averaged $1,863 psf.

Rents range from $3,200 to $11,800 per month across 310 rental transactions. Current rental yield sits at approximately 2.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at CLOVER BY THE PARK typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 26.9% (from $1,390 to $1,764 psf).

Neighbourhood Comparison

Sky Habitat (509 units, 99-year from 2010) is the prestige alternative in Bishan — a Moshe Safdie-designed development with better MRT proximity (closer to Bishan MRT), but commanding a significant premium. Bishan 8 (127 units, 999-year from 1995) offers near-freehold tenure at a lower unit count, but lacks the park adjacency and modern facilities.

For buyers comparing Clover by the Park against newer launches, the Ang Mo Kio side offers fewer direct competitors in the private condo space. The development’s unique park-adjacent positioning makes it difficult to substitute with anything in the immediate area. The choice typically comes down to: park views and family lifestyle (Clover) versus MRT proximity and architectural distinction (Sky Habitat) versus tenure premium (Bishan 8).

Lease Decay Analysis

The 99-year lease runs from 2007, meaning approximately 19 years have already been consumed. Roughly 80 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~70 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates CLOVER BY THE PARK across multiple dimensions.

What Residents Say

“Spacious condo with large grounds and huge balconies. The total unblocked views of Bishan Park for some of the units is a big plus point.”

— Resident review via 99.co

“Nestled among the heartland community with neighbourhood amenities within close proximity and Bishan Park at the back. Nice place to raise children as choice schools are close by.”

— Resident review via Singapore Expats

“Noise issues from condo kids and basketball teens which can be disruptive for those working from home. The carpark layout can be confusing. Not near a train station.”

— Resident review via PropertyGuru

The theme is consistent: park views and family friendliness are universally praised, while MRT distance and internal noise from a large, family-heavy community are the main gripes. Work-from-home residents particularly flag daytime noise from children using the common areas — an understandable consequence of a development that attracts young families.

Strengths & Weaknesses

Verdict

Clover by the Park is a location play built around one defining asset: direct adjacency to Bishan-Ang Mo Kio Park. For families who value green space, outdoor recreation, and a strong school catchment above all else, this is one of the more compelling options in the Bishan/AMK area. The 39-storey height gives higher-floor residents views that feel disproportionate to the price point.

The ~$1,945 psf average is not cheap for an OCR-adjacent leasehold, but it reflects the Bishan location premium and the park adjacency. Compared to Sky Habitat (designed by Moshe Safdie, commands a significant premium), Clover offers more practical value at a lower entry point. Against the Bishan HDB upgrader market, it provides private condo facilities and a prestige step-up.

The 2.6% rental yield and the 1.2 km MRT distance are the key constraints. The lease (99 years from 2007, ~80 years remaining) is adequate for most holding periods but will become a factor in 15–20 years as it approaches the 60-year threshold. For own-stay families with a medium-term horizon, the park lifestyle and school catchment make a strong case. For yield-focused investors, the numbers are less compelling than Bishan’s rental reputation might suggest.