Rafflesia Condominium
Overview & Key Facts
Rafflesia Condominium is a 230-unit leasehold development completed in 2002 by Bishan Peak Pte Ltd, a subsidiary of Far East Organization — Singapore’s largest private property developer by total units built. Sitting on Bishan Street 21 in District 20 (RCR), the development comprises two residential towers on a site that backs onto some of the most generous greenery in central Singapore. The name “Rafflesia” nods to Southeast Asia’s iconic giant flower, and the development’s landscaping leans into that botanical identity with mature tropical planting that has had over two decades to fill out.
Far East Organization’s portfolio is vast — spanning from budget HDB-adjacent projects to premium freehold developments like The Watergardens at Canberra and Piccadilly Grand. Rafflesia sits in their mid-market segment: functional layouts, honest specifications, and a focus on liveable space rather than architectural statement-making. The twin-tower design is straightforward but effective, with unit configurations ranging from 915 sqft two-bedrooms to 1,442 sqft three-bedrooms — sizes that remain competitive even by early-2000s standards and generous compared to anything launched in the district since 2018.
At a current average of $1,589 PSF, Rafflesia represents one of Bishan’s more accessible private residential entry points. The trade-off is a 99-year lease commencing 1997, which leaves approximately 70 years on the clock — a figure that demands honest reckoning. For owner-occupiers who value Bishan’s central location, school proximity, and nature access over brand-new finishings, Rafflesia delivers genuine value. For investors, the lease arithmetic increasingly shapes the conversation.
Location & Connectivity
Bishan is one of Singapore’s most centrally located mature estates, and Rafflesia Condominium benefits from a position on Bishan Street 21 that is both well-connected and surprisingly tranquil. The development sits opposite Raffles Institution and within easy reach of the sprawling Bishan–Ang Mo Kio Park, one of Singapore’s largest and most well-loved urban parks with its naturalised river, cycling paths, and open lawns. For nature enthusiasts, the Lower Peirce Reservoir and MacRitchie Reservoir trail network are accessible within a short drive — a rare luxury for a central district address.
Connectivity is a genuine strength. Marymount MRT (CC16) is approximately 460 metres away — a comfortable 6-minute walk that qualifies as genuinely walkable. Bishan MRT (CC15/NS17) is 750 metres, offering both Circle Line and North-South Line access — an interchange station that connects residents to Orchard in about 15 minutes and Marina Bay in roughly 20 minutes. Upper Thomson MRT (TE8) on the Thomson-East Coast Line sits at 1.24 km, adding a third rail option for those headed towards the CBD via the newer TEL alignment. Few condominiums in District 20 can claim three MRT lines within walking or short-cycling distance.
Daily amenities are anchored by Junction 8 mall, barely a 5-minute walk from the development. Junction 8 offers a FairPrice Finest supermarket, food court, cinema, and a solid retail mix that covers most everyday needs. For more extensive shopping, Thomson Plaza and Bishan North Shopping Mall provide alternatives, while the Marymount Road corridor hosts a growing cluster of cafes and dining options. The neighbourhood retains a mature-estate character — low-rise HDB blocks, established trees, and a pace of life that feels distinctly unhurried for a location this central.
The school catchment is exceptional and arguably Rafflesia’s single strongest location attribute. CHIJ St. Joseph’s Convent is just 190 metres away, CHIJ St. Nicholas Girls’ School (Primary) at 250 metres, Eunoia Junior College at 250 metres, and Catholic High School at 580 metres. Marymount Convent School sits at 730 metres. For families with school-age children, this cluster of reputable institutions within the 1 km priority enrolment radius is difficult to match anywhere else in Singapore.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Chij St. Joseph's Convent | secondary | Within 1 km |
| CHIJ St. Nicholas Girls' School (Primary) | primary | Within 1 km |
| St. Nicholas Girls' School | secondary | Within 1 km |
| Eunoia Junior College | jc | 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 |
| Marymount Convent School | primary | Within 1 km |
Facilities
For a 230-unit development built in 2002, Rafflesia offers a respectable if not extravagant facilities set. The centrepiece is the swimming pool with separate wading pool and jacuzzi, complemented by a tennis court, gymnasium, sauna, putting green, BBQ area, children’s playground, and a fitness corner. The grounds benefit from two decades of mature landscaping — the tropical planting has grown into a lush canopy that gives the development a garden-estate feel rarely achievable in newer projects where trees are still saplings. Security is 24-hour, and the development includes covered car parking.
“Beautiful condominium nestled in green serene surroundings. The pool is superb, and the security guard is super nice. Very quiet and well-kept overall.”
— Resident review via 99.co
The honest caveats: the gymnasium is modest and shows its age — residents looking for a serious workout setup will likely need an external gym membership. The sauna and jacuzzi, while pleasant, require ongoing maintenance in a development of this vintage, and some residents have noted intermittent upkeep issues. The putting green is a charming but niche addition. Compared to newer mega-developments like Jadescape (1,206 units) with its resort-style facilities deck, Rafflesia’s amenities are functional rather than aspirational. However, the low unit count means facilities rarely feel crowded — the pool is genuinely usable on weekends, a luxury that 500+ unit developments cannot reliably offer.
Unit Sizes & Layout
Rafflesia’s unit mix is straightforward: two-bedroom units ranging from 915 to 1,076 sqft, and three-bedroom units from 1,195 to 1,442 sqft, with some configurations including a study. By today’s new-launch standards, these sizes are generous — a two-bedroom at 915–1,076 sqft compares favourably to three-bedroom units in recent District 20 launches like Amo Residence, where compact three-bedrooms start around 900–1,000 sqft. The three-bedroom units at 1,195–1,442 sqft offer genuine family-sized living with bedrooms that comfortably fit queen beds and living-dining areas proportioned for daily life rather than show-flat photography.
The layouts are typical of early-2000s Far East Organization design — regular, efficient floor plates without the odd angles or wasted corridor space that plague some developments of the era. Most units enjoy decent natural ventilation and some stacks benefit from views towards the surrounding greenery and, on higher floors, partial views of the Lower Peirce Reservoir catchment area. Buyers should note that internal finishings are now 23 years old: kitchens, bathrooms, and flooring will likely need updating in resale purchases. The structural bones are sound, but cosmetic renovation budgets of $40,000–80,000 should be factored into purchase planning.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 15 | $1,428 | $1,306,793 |
| 3 BR | 34 | $1,397 | $1,725,788 |
| 4 BR | 1 | $1,023 | $1,475,000 |
Pricing & Market Position
Based on 50 recorded transactions, sale prices range from $1,070,000 to $2,200,000, averaging $1,595,074 (~$1,589 psf).
Rents range from $2,600 to $6,200 per month across 158 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 46.1% (from $1,144 to $1,671 psf).
Neighbourhood Comparison
The most relevant comparisons are within District 20 itself. Amo Residence ($2,132 PSF, 99-year from 2021, 372 units) is the newest entrant — brand-new finishings, modern facilities, and a fresh 99-year lease, but at a 34% PSF premium and with noticeably smaller units. A three-bedroom at Amo Residence delivers roughly 950–1,100 sqft versus Rafflesia’s 1,195–1,442 sqft equivalent. Jadescape ($2,098 PSF, 99-year from 2018, 1,206 units) offers a massive facilities deck and newer finishings but is a mega-development with the density and weekend crowd trade-offs that 1,200+ units entail. Its lease starts 21 years later than Rafflesia’s, which is the single most material difference for long-term planning.
The Panorama ($1,824 PSF, 99-year from 2013, 698 units) occupies the middle ground — a decade newer than Rafflesia with more contemporary facilities, but already trading at a 15% premium with a lease that started 16 years later. For buyers choosing between Rafflesia and The Panorama, the decision hinges on whether the 16 years of additional lease runway and newer finishings justify the higher absolute cost. Sky Vue ($1,967 PSF, 99-year, 694 units) is another mid-tier option with a higher price point and denser living. The consistent pattern: Rafflesia trades newness and lease length for lower PSF, larger units, and one of Bishan’s best school catchments. Buyers who prioritise space per dollar and school access over fresh finishings will find the value proposition compelling.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| RAFFLESIA CONDOMINIUM | 99 yrs lease commencing from 1997 | 2002 | 230 | $1,589 |
| 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 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | 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 ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates RAFFLESIA CONDOMINIUM across multiple dimensions.
What Residents Say
“Big place with nice lake views and a superb pool. The greenery around the condo is really mature now — feels like living in a garden. Marymount MRT is barely 5 minutes away on foot.”
— Owner review via 99.co
“We chose Rafflesia specifically for the schools — CHIJ St. Nicholas and Catholic High are both within walking distance. The condo itself is ageing but well-managed, and Junction 8 is right there for everything you need. For the price we paid, we couldn’t get anything comparable in Bishan.”
— Family owner via PropertyGuru
“The air conditioning units were leaking gas every six weeks, bedroom doors were mouldy, and the electrical wiring is old enough that bulbs blow regularly. Management was slow to respond. Beautiful location, but the maintenance reality of a 20-plus year old condo is real.”
— Former tenant via EdgeProp
The review pattern across platforms reveals a clear split. Location and environment consistently earn praise — residents are enthusiastic about the greenery, pool, school access, and the quiet yet connected Bishan Street 21 address. Negative feedback clusters around maintenance and ageing infrastructure: air-conditioning systems, door fittings, wiring, and the general wear that comes with a development now past its second decade. The management and security receive mixed but generally positive feedback. The takeaway is characteristic of well-located older condos: the address and layout are enduring strengths, while the physical plant requires ongoing investment from both management and individual owners.
Strengths & Weaknesses
- Exceptional school catchment — CHIJ St. Joseph's (190m), CHIJ St. Nicholas (250m), Catholic High (580m)
- Marymount MRT just 460m away — genuinely walkable 6-minute commute to Circle Line
- Bishan MRT interchange (CC15/NS17) at 750m adds North-South Line access
- Generous unit sizes: 2-bedrooms from 915 sqft, 3-bedrooms from 1,195 sqft
- Adjacent to Bishan–Ang Mo Kio Park — one of Singapore's largest urban green spaces
- Junction 8 mall within 5-minute walk for daily shopping and dining
- Mature landscaping after 23 years creates genuine garden-estate atmosphere
- Low density at 230 units — facilities rarely overcrowded, especially pool
- Accessible quantum averaging $1.59M — well below newer Bishan condos at $2,000+ PSF
- Steady PSF appreciation from $1,304 to $1,671 over five years despite ageing lease
- Only 70 years remaining on 99-year lease — drops below 60yr threshold in 10 years
- Lease decay will progressively limit financing: 30yr loan cap at 60yr, no CPF below 40yr
- Development is 23 years old — finishings dated, renovation budget of $40K–80K likely needed
- Ageing infrastructure: residents report aircon issues, door wear, and electrical system concerns
- Gymnasium is basic and outdated — serious fitness users will need external membership
- En-bloc score of 47/100 — collective sale possible but not a reliable exit strategy
- No private lift or single-loading corridor — standard double-loaded design
- Rental yield at 3.09% is modest — not optimised for income-focused investment
Verdict
Rafflesia Condominium occupies a pragmatic niche in Bishan’s private residential landscape: it is the affordable, well-located, school-proximate option for families who prioritise substance over show. At $1,589 PSF, it sits well below newer District 20 entrants like Amo Residence ($2,132 PSF) and Jadescape ($2,098 PSF), offering meaningfully more space per dollar. For a family needing a three-bedroom in Bishan near top schools and MRT access, the absolute quantum — averaging $1.59 million — is accessible in a way that newer developments at $2,000+ PSF simply are not.
The lease situation demands clear-eyed assessment. With 70 years remaining, Rafflesia is approaching the threshold where financing becomes progressively constrained. In 10 years, the lease drops below 60 years — the point at which maximum loan tenure is capped at 30 years. In 30 years, CPF usage becomes restricted below the 40-year mark. This is not a fatal flaw for owner-occupiers planning a 10–15 year holding period, but it materially impacts exit strategy and resale liquidity for the next generation of buyers. The en-bloc score of 47/100 suggests collective sale is possible but not imminent — the site’s proximity to schools and MRT adds land value, but 230 units requiring consensus is never straightforward.
Where Rafflesia genuinely excels is in the daily-life fundamentals: a 6-minute walk to Marymount MRT, elite schools within 250 metres, Junction 8 at the doorstep, Bishan–Ang Mo Kio Park as a backyard, and unit sizes that accommodate real family living. The PSF trend — climbing from $1,304 to $1,671 over five years — confirms continued market interest despite the ageing lease. For owner-occupiers who value location and liveability over investment optimisation, and who understand the lease timeline, Rafflesia remains one of Bishan’s most sensible mid-market propositions. It is not glamorous, but it works.