The Gardens at Bishan

128 filed transactions · District 20 · RCR

Median, per square foot

1,518 psf

Observed range

$929 — $1,923 psf
S$1,800k median price

99 yrs lease commencing from 1997 · 128 filed transactions

▼ 11.6% vs 12 months ago

S$1,800k

Median price

128

Filed transactions

65%

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

What it costs on the day, at $1,800,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

May '24 · S$1,830kAug '26 · S$1,694k

The transactions behind those figures20 of 128

Nothing modelled — these are the filed sales.

88 sqm · floor 01-05Condominium · Resale · 2026-08

S$1,188,000$1254 psf

112 sqm · floor 06-10Condominium · Resale · 2026-08

S$2,200,000$1825 psf

107 sqm · floor 11-15Condominium · Resale · 2026-07

S$2,100,000$1823 psf

82 sqm · floor 06-10Condominium · Resale · 2026-06

S$1,590,000$1801 psf

158 sqm · floor 16-20Condominium · Resale · 2026-06

S$2,950,000$1735 psf

114 sqm · floor 11-15Condominium · Resale · 2026-06

S$2,300,000$1874 psf

114 sqm · floor 16-20Condominium · Resale · 2026-06

S$2,360,000$1923 psf

82 sqm · floor 06-10Condominium · Resale · 2026-05

S$1,526,000$1729 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+18.2%

Floors 16+ against floors 1–5, The Gardens at Bishan only. Median S$1,693 psf up top from 29 sales, S$1,433 psf low down from 36.

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.

Storeys	Median psf	Filed sales
01-05	S$1,613	380
06-10	S$1,765	393
11-15	S$1,823	324
16-20	S$1,843	290
21-25	S$1,982	119
26-30	S$1,892	86
31-35	S$1,991	53
36-40	S$1,899	12

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

246m

Primary schools within 1km

nearest 553m

Primary schools · straight-line distance

Ai Tong School553m

4 more between 1km and 2km

CHIJ St. Nicholas Girls' School1.0km
Ang Mo Kio Primary School1.1km
Mayflower Primary School1.9km
Catholic High School2.0km

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 Hill246m
Mayflower908m
Upper Thomson1.0km

Also nearby

Hawker centreSembawang Hills Food Centre (Jalan Leban Food Centre)838m
ParkBishan-Ang Mo Kio Park (Pond Gardens)637m
Other schoolsPeirce Secondary School195m

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

Distance from The Gardens at BishanStraight-line, not walking — what sits between two points is in no dataset here.

3projects within 300m

$1,397–$1,819the middle half, per sq ft

$1,483median of those sales

From 51 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.

Project	Away	Filed	Floor	Size	PSF
Thomson Grand	151m	2026-08	16-20	127 sqm	$1,982
Thomson Grand	151m	2026-08	01-05	192 sqm	$1,379
Thomson Grand	151m	2026-08	06-10	126 sqm	$1,991
Thomson Grand	151m	2026-08	06-10	126 sqm	$1,925
Bishan Park Condominium	167m	2026-08	06-10	143 sqm	$1,558
Bishan Park Condominium	167m	2026-07	06-10	123 sqm	$1,511
Bishan Park Condominium	167m	2026-07	01-05	120 sqm	$1,405
Bishan Park Condominium	167m	2026-06	06-10	140 sqm	$1,505
Thomson Grand	151m	2026-05	01-05	84 sqm	$1,819
Thomson Grand	151m	2026-05	01-05	148 sqm	$1,714
Thomson Grand	151m	2026-04	06-10	88 sqm	$1,774
Thomson Grand	151m	2026-04	—	494 sqm	$754

The 12 most recent are listed, out of 51 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°

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.

Which way does the unit face?

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.

5 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-01-08	157m	268° W	2 storeys	Proposed erection of a 2-storey envelope control semi-detached dwelling house with a mezzanine, an attic and a basemen…
2026-01-30	157m	268° W	2 storeys	Proposed erection of a 2-storey envelope control semi-detached dwelling house with a mezzanine, an attic and a basemen…
2025-05-05	184m	251° WSW	2 storeys	Proposed new erection of 2-storey envelope control semi-detached dwelling house with mezzanine and an attic on lot 052…
2025-07-18	204m	258° WSW	2 storeys	Proposed reconstruction of existing 2-storey semi-detached dwelling house to 2-storey envelope control semi-detached d…
2026-06-10	204m	258° WSW	2 storeys	Proposed amendment to the approved reconstruction of existing 2-storey semi-detached dwelling house to 2-storey envelo…

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 The Gardens at Bishan

HDB put this parcel out to tender and names The Gardens at Bishan as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.

Tender launched27 Sep 1996
Tender closed21 Nov 19967 bids received
Awarded23 Dec 1996First Capital Corporation Ltd
Winning tenderS$275,559,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published

Parcel: Bishan S3 Sin Ming Walk
Site area: 34,949 sq m
Lease: 99 yrs
Plot ratio: 2.5
Gross floor area: Not published
Sold as: Condominium

Every bid — all 7, 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.
#	Tenderer	Bid	Behind the winner
1	First Capital Corporation Ltd	S$275,559,000	—
2	Wincrest Investment Pte Ltd / Pidemco Land Ltd	S$243,189,000	S$32,370,000 · 11.7%
3	Golden Development Pte Ltd / Orchard Parade Land Pte Ltd	S$218,258,000	S$57,301,000 · 20.8%
4	Malayan Credit Ltd	S$180,572,648	S$94,986,352 · 34.5%
5	Allgreen Properties Ltd / Hoe Seng Co (Pte) Ltd	S$173,890,000	S$101,669,000 · 36.9%
6	City Developments Ltd	S$170,800,000	S$104,759,000 · 38.0%
7	United Overseas Land Ltd and Others	S$152,000,000	S$123,559,000 · 44.8%

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 23 Dec 1996 · 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 “The Gardens at Bishan”. 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$1,800,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,800,000

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$42,040

Cash in handS$1,375,544

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.