Clover By The Park
Bishan-Ang Mo Kio Park stretches 62 hectares between two of Singapore’s quietest arterials, and Clover by the Park earns its name honestly: the project’s eastern blocks are literally separated from the park boundary by a single access road. That puts 616 households inside one of the rare Singapore condominiums where “park-facing” is a factual description rather than a marketing line — and where the green buffer is a public amenity that no future en-bloc or development can erase.
The harder question, in 2026, is whether that locational moat is still worth the lease-clock arithmetic. Clover’s 99-year tenure commenced in 2007, leaving roughly 80 years on the lease as of this review. That is comfortable — well above the CPF and bank-financing thresholds — but it also means the next buyer in a decade will be buying into a project with 70 years remaining, and the buyer after them into 60. This review weighs the park-adjacency premium against the leasehold runway and what both mean for the specific buyers who should, and should not, be looking at Clover today (as of 2026-05).
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.
| School | Type | Distance |
|---|---|---|
| EtonHouse International School (Thomson) | international | Within 1 km |
| Catholic High School (Primary) | primary | Within 1 km |
| Catholic High School | secondary | Within 1 km |
| Catholic Junior College | jc | Within 1 km |
| Yuying Secondary School | secondary | Within 1 km |
| Guangyang Secondary School | secondary | Within 1 km |
| Ai Tong School | primary | Within 1 km |
| Anderson Primary School | primary | ~1.0 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 49 | $1,706 | $2,153,866 |
| 4 BR | 37 | $1,632 | $2,777,159 |
| 5 BR | 1 | $1,283 | $3,300,000 |
Pricing & Market Position
Based on 87 recorded transactions, sale prices range from $1,650,000 to $3,550,000, averaging $2,432,119 (~$1,944 psf).
Rents range from $3,200 to $11,800 per month across 302 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 34.1% (from $1,390 to $1,863 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).
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLOVER BY THE PARK | 99 yrs lease commencing from 2007 | 2012 | 616 | $1,944 |
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 2022 | 372 | $2,139 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 2021 | 1,206 | $2,101 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 2019 | 698 | $1,835 |
| SKY VUE | 99-year leasehold | 2016 | 694 | $1,970 |
| SEMBAWANG HILLS ESTATE | Freehold | 2023 | 34 | $1,941 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~80 years | Full bank financing available |
| 2037 | ~69 years | CPF usage still unrestricted for most buyers |
| 2046 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2066 | ~39 years | Significant financing restrictions for next buyer |
| 2106 | Expiry | Lease reverts to state |
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.
Irreplaceable park frontage. Clover’s park-adjacent stacks enjoy direct visual access to Bishan-Ang Mo Kio Park — a 62-hectare regional green that is URA Master Plan-protected and cannot be built upon. This is a permanent differentiator against every inland D20 project and against the many “park-facing” claims in new launches that actually face pocket parks or reserve corridors that could later be zoned for residential development. The green premium here is legally anchored (as of 2026-05).
Dual MRT access at mid-tier pricing. Ang Mo Kio MRT (NS16) is approximately 800–900 metres on foot from the main gate; Bishan interchange (NS17/CC15) is roughly 1.2 km. Two-line access from the Circle and North-South Lines gives residents a direct orbital option toward the CBD or medical clusters at Novena without the single-line dependency that caps most mid-north projects. As of 2025 URA data, Clover’s recent resale PSF was tracking around S$1,891 — a moderate discount to newer D20 inventory like Jadescape (2018 lease) and AMO Residence (2021 lease), reflecting the 2007 lease start rather than any locational weakness.
Scale without the institutional feeling. At 616 units, Clover threads the needle between boutique (where sinking-fund contributions per unit are punishingly high) and mega-development (where resale competition and facility crowding depress net yields). The facility set includes a 50-metre lap pool and tennis courts, and maintenance fees at this unit count remain competitive with smaller D20 projects that offer materially less.
Solid 3BR and 4BR rental market. With 73 rental transactions recorded in 2025 alone, Clover has a liquid rental market. Average rent in 2025 was S$6,488/month across bedroom types; 3-bedroom units averaged S$5,734 and 4-bedroom units S$7,350 — numbers that support a serviceable gross yield calculation against current resale prices (as of 2025).
HDB upgrader corridor proximity. The Bishan and Ang Mo Kio HDB stock is among Singapore’s most established upgrader feeder belt. Families who have already lived in the D20 social infrastructure — schools, hawker centres, Bishan Junction 8 mall — and want to stay in the neighbourhood represent a structurally deep buyer pool for Clover resales. The Bishan HDB-to-condo upgrade guide walks through the HDB sale-plus-condo-purchase sequence relevant to this cohort.
Clover by the Park was developed by Far East Organization and topped out in 2012 on a site in Bishan, District 20, just off Ang Mo Kio Avenue 1. The development sits within comfortable walking distance of Ang Mo Kio MRT (NS16) on the North-South Line, with Bishan MRT — which doubles as a Circle Line interchange — reachable in roughly 12 minutes on foot or two bus stops away. That two-line access point is a meaningful connectivity asset for the district.
The immediate locational story in 2026 is the ongoing enhancement of Bishan-Ang Mo Kio Park, which HDB and NParks have periodically upgraded since its 2012 restoration of the naturalised Kallang River corridor. The park functions as a nature-recreation amenity for the entire north-central catchment and its footfall has grown as more families relocate to the Ang Mo Kio-Bishan corridor. For buyers evaluating the park-facing premium, the key fact is that Bishan-Ang Mo Kio Park is a designated regional park — it is protected under the URA Master Plan and cannot be built over. The green buffer is structural, not contingent (as of 2026-05).
For D20 pricing context see the District 20 profile; for transit options around the development the Ang Mo Kio MRT guide covers the North-South Line catchment in detail. Buyers modelling affordability can benchmark their ceiling using the district comparison calculator.
Lease clock is the central risk. Clover’s 99-year tenure commenced in 2007 and sat at approximately 80 years remaining (as of 2026-05). That still satisfies CPF withdrawal eligibility and bank LTV requirements today, but buyers need to hold a mental model of what resale looks like in 10–15 years when the remaining lease falls into the 65–70-year band — a range where some lenders tighten LTV ratios and CPF usage begins to be prorated. The lease-decay calculator is the right tool to model what residual value looks like at your target exit year.
2007 leasehold versus newer D20 supply. Jadescape (2018 lease, 1,206 units) and AMO Residence (2021 lease) have topped out or are completing in the same catchment with a 14–15 year lease advantage. Buyers who are indifferent between the park frontage and the lease start year should model both in the affordability calculator and stress-test the resale differential. A buyer acquiring Clover today is also acquiring a resale book that will increasingly compete against fresher tenure every 5 years.
Walkability score is moderate. Clover’s walkability score on ShiokNest sits at 58/100 — respectable for a D20 project but not the 70+ you would see from Jadescape (78) or Sky Vue (80), both of which sit closer to Bishan MRT and its surrounding commercial cluster. Residents who rely heavily on foot traffic to F&B, grocery, and daily errands will find the park side of Clover’s address works against them; the non-park stacks have a more practical daily-errands profile.
Investment score is below-district median. Clover’s investment score is 56/100, reflecting the lease-start headwinds and the relative overhang from larger-scale D20 supply. Long-hold investors modelling a 10-year-plus horizon should supplement this review with a full cash-flow analysis via the cash-flow calculator, including maintenance, interest, and agent costs against the 2025 rental run-rate.
Owner-occupier families who will stay 10+ years. The strongest fit. Families who plan to live in the unit for a full decade can enjoy the park frontage and the mature D20 school catchment without materially impairing their exit-lease arithmetic (as of 2026-05, the lease has approximately 80 years remaining — comfortably financeable for the next buyer cycle). Primary schools within or near the 1km zone have historically been among the most sought-after in the north-central corridor; buyers should verify the current year’s MOE Phase 2C eligibility list before banking on any specific school.
Bishan/Ang Mo Kio HDB upgraders. For residents already embedded in the D20 social infrastructure, Clover offers a park-fronting upgrade that stays within the same estate boundaries. The Bishan upgrade path guide outlines the financial sequencing; for those who also want to benchmark D20 versus other upgrader-friendly districts, the best condos near Bishan MRT guide provides a side-by-side comparison of the major options.
Yield-focused investors — with modelled conviction. The 2025 rental market is active (73 transactions recorded), and 3BR units support rents that are competitive for the precinct. But investors should model yields explicitly against total acquisition cost, not just against headline PSF, using the cash-flow calculator. A Clover investment thesis works best when (a) the buyer has a long hold horizon, (b) the park-facing premium filters for a tenant who pays above the precinct average, and (c) the lease timeline is not a resale constraint within the projected hold period.
Not the right fit for: short-hold (3–5 year) investors who need strong capital appreciation to fund their next purchase — the lease-start disadvantage versus newer D20 inventory makes quick-flip performance structurally harder. Also a weaker fit for buyers who prioritise walkability to amenities over park access — Jadescape and Sky Vue serve that profile better in D20.
Verdict: Buy for the park, hold for the lifestyle — model the lease before committing. Clover by the Park delivers something genuinely rare in Singapore’s condo market: a legally protected green buffer that doubles as a regional park and a 62-hectare amenity you do not have to maintain. For owner-occupiers who plan to stay 10 or more years, particularly families already anchored in the Bishan-Ang Mo Kio school catchment, this is a credible purchase at current PSF levels of around S$1,891 (as of 2026-05).
The investment case is more conditional. The 2007 lease start is not a deal-breaker today, but it needs to be modelled honestly: a buyer at 80 years remaining is buying a resale asset that in 15 years will be competing with 65-year-leasehold peers for a narrower financing-eligible buyer pool. The 99-year leasehold guide and the freehold versus leasehold analysis both provide frameworks for quantifying that discount over time. Run the lease-decay calculator against your target exit year before any offer.
For buyers who need a tighter lease-start for their exit plan, the natural D20 comparables are Jadescape (2018 lease, stronger walkability, larger scale) and Sky Habitat (2011 lease, Bishan MRT-adjacent, smaller footprint). Resale prices and transaction data for any of these can be independently verified through the URA transaction search tool and the URA Property Market Information portal. For current ABSD and stamp duty obligations at any purchase price, the IRAS ABSD rate table is the authoritative source.