Bishan Park Condominium

58 filed transactions · District 20 · RCR

Median, per square foot
1,362 psf
Observed range
$1,102 — $1,558 psf
S$1,857k median price

99 yrs lease commencing from 1991 · 58 filed transactions

▲ 11.5% vs 12 months ago
S$1,857k
Median price
58
Filed transactions
33%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Oct '23 · S$1,761kAug '26 · S$2,399k

The transactions behind those figures20 of 58

Nothing modelled — these are the filed sales.

143 sqm · floor 06-10Condominium · Resale · 2026-08
S$2,398,888$1558 psf
123 sqm · floor 06-10Condominium · Resale · 2026-07
S$2,000,000$1511 psf
120 sqm · floor 01-05Condominium · Resale · 2026-07
S$1,815,000$1405 psf
140 sqm · floor 06-10Condominium · Resale · 2026-06
S$2,268,000$1505 psf
118 sqm · floor 01-05Condominium · Resale · 2026-02
S$1,860,000$1464 psf
137 sqm · floor 01-05Condominium · Resale · 2026-02
S$1,960,000$1329 psf
120 sqm · floor 06-10Condominium · Resale · 2025-12
S$1,860,000$1440 psf
144 sqm · floor 01-05Condominium · Resale · 2025-10
S$2,298,000$1483 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 20, typical project+7.2%

Middle of 13 projects in District 20 that clear the bar — half fall between +3.9% and +11.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 20, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,613380
06-10S$1,765393
11-15S$1,823324
16-20S$1,843290
21-25S$1,982119
26-30S$1,89286
31-35S$1,99153
36-40S$1,89912

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Bright Hill
381m
Primary schools within 1km
2
nearest 691m
Primary schools · straight-line distance
  • Ai Tong School691m
  • CHIJ St. Nicholas Girls' School863m
2 more between 1km and 2km
  • Ang Mo Kio Primary School1.0km
  • Mayflower Primary School1.8km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Bright Hill381m
  • Mayflower773m
  • Upper Thomson1.2km
Also nearby
  • Hawker centreSembawang Hills Food Centre (Jalan Leban Food Centre)688m
  • ParkLower Peirce Reservoir Park584m
  • Other schoolsPeirce Secondary School87m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

2projects within 300m
$1,745–$1,882the middle half, per sq ft
$1,819median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
The Gardens at Bishan167m2026-0801-0588 sqm$1,254
The Gardens at Bishan167m2026-0806-10112 sqm$1,825
Thomson Grand215m2026-0816-20127 sqm$1,982
Thomson Grand215m2026-0801-05192 sqm$1,379
Thomson Grand215m2026-0806-10126 sqm$1,991
Thomson Grand215m2026-0806-10126 sqm$1,925
The Gardens at Bishan167m2026-0711-15107 sqm$1,823
The Gardens at Bishan167m2026-0606-1082 sqm$1,801
The Gardens at Bishan167m2026-0616-20158 sqm$1,735
The Gardens at Bishan167m2026-0611-15114 sqm$1,874
The Gardens at Bishan167m2026-0616-20114 sqm$1,923
The Gardens at Bishan167m2026-0506-1082 sqm$1,729
The Gardens at Bishan167m2026-0401-0582 sqm$1,733
The Gardens at Bishan167m2026-0311-15112 sqm$1,866
The Gardens at Bishan167m2026-0311-15112 sqm$1,890
The Gardens at Bishan167m2026-0211-15114 sqm$1,874

The 16 most recent are listed, out of 40 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Bishan Park Condominium

HDB put this parcel out to tender and names Bishan Park Condominium as what was built on it. Everything below is from that tender: the dates, the winning price, and the 3 bids that came in.

  1. Tender launched13 Jul 1990
  2. Tender closed7 Sep 19903 bids received
  3. Awarded7 Dec 1990Hong Leong Holdings Ltd
  4. Winning tenderS$18,000,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Bishan S1 Sin Ming Walk
Site area
25,064 sq m
Lease
99 yrs
Plot ratio
2
Gross floor area
Not published
Sold as
Condominium
Every bid — all 3, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Hong Leong Holdings LtdS$18,000,000—
2First Capital Corporation LtdS$17,540,000S$460,000 · 2.6%
3Ming Court Hotel LtdS$15,500,000S$2,500,000 · 13.9%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 7 Dec 1990 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Bishan Park”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,857,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,857,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$43,283
Cash in handS$1,431,301
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.