District 20 Bishan, Ang Mo Kio rent and sale trends

Name: D20 Bishan, Ang Mo Kio rent and sale data
Creator: PropertySmartSG
License: https://www.ura.gov.sg/Corporate/terms-of-Use
Keywords: D20, Bishan, Ang Mo Kio, Bishan, Ang Mo Kio rent, Bishan, Ang Mo Kio sale price, D20 property transactions

District market guide

Tracked data 14,838 rental and sale transactions across 91 projects

11,308 rentals 3,530 sales Latest records Jun 2026

D20 market read

Bishan, Ang Mo Kio is one of the cleaner districts to compare because the data is deep: 11,308 rentals and 3,530 sales.

Use this page to understand the district first, then jump into specific project pages before you price a rent, offer or listing.

Typical rent$4,200per month
Typical sale$1,928,444$1,813 psf
Recent movementRent -0.1%Sale PSF -1.4% over last 3 months

D20 market direction

Fast answers for whether the district is getting more expensive, whether volume is moving, and where to look for stable rent or rising activity.

Market direction Mixed / steady

Is D20 getting more expensive?

Rent is down 0.1% over the last 3 months. Sale PSF is down 1.4% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity -19.9%

Is volume rising?

Transaction volume is lighter. 1,128 records in the latest 6-month view versus 1,409 in the prior view.

Relative value 10.9% above

Is this district priced above nearby areas?

D20 median sale PSF is above the nearby set (D18, D19, D21). Buyers should be stricter on project-specific comps.

Stable rent projects

Projects with tighter recent monthly rent movement and enough rental depth to be useful.

Horizon Gardens 12.1% spread · $6,750 median rent Braddell View 12.5% spread · $4,300 median rent Country Grandeur 14.7% spread · $4,500 median rent Sky Vue 17.0% spread · $4,000 median rent

Rising volume projects

Projects where the latest 6-month activity is materially higher than the prior 6-month view.

Centurion 12 +600.0% · 7 recent transactions Amo Residence +453.8% · 72 recent transactions Adana @ Thomson +55.6% · 14 recent transactions Floraview +53.8% · 20 recent transactions

Run D20 numbers

Use the typical D20 rent and sale price as a first pass, then move into project-specific pages before deciding.

All tools

Rental yield $4,200/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $1,813 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.

D20 project map

Explore the top 8 projects by transaction depth across rental and sale records.

Top 8 projects

1 Sky Vue 2 Jadescape 3 The Panorama 4 Braddell View 5 Thomson Three 6 Sky Habitat 7 Centro Residences 8 The Gardens at Bishan

For renters

Start with the district rent band

$4,000 to $4,300

Rent momentum looks steady. Use this as the opening rent range, then tighten it with the exact project page, unit size and latest contracts.

Estimate only. Condition, furnishing, floor and view can move the real rent.

For buyers

Use PSF comps before chasing

$1,759 to $1,867 psf

Sale PSF is steady. Treat this as the first comparable range, then check nearby projects and recent transactions before making an offer.

Estimate only. URA records do not capture renovation quality, stack, view or urgency.

For sellers and landlords

Price close to recent evidence

Up to $2,010,000

If your unit has a clear advantage, test slightly above the district median. Otherwise, anchor to the project page so the ask does not look disconnected from recent contracts.

Estimate only. The exact project and unit attributes should drive final pricing.

Project discovery in D20

Shortlists that help renters, buyers and owners move faster than scrolling the full directory.

Best rental evidence Sky Vue 1,138 rentals

Use when checking what tenants are actually paying.

Best sales evidence Amo Residence 405 sales

Use when comparing offer prices and seller expectations.

Best freehold comp Goldenhill Park Condominium 412 transactions

Helpful when tenure is part of the buying decision.

Best all-round comp Sky Vue 1,300 total transactions

Good first stop when you want both rental and sale context.

Most active projects

Best starting points when you want deeper transaction evidence.

1 Sky Vue Transactions: 1,300 2 Jadescape Transactions: 1,176 3 The Panorama Transactions: 785 4 Braddell View Transactions: 665 5 Thomson Three Transactions: 655

Highest rent projects

Projects with the highest typical rent in this district.

1 3bhc Median rent: $11,000 2 Lauw & Sons Garden Median rent: $10,091 3 Choon Sing Garden Median rent: $9,500 4 Thomson Rise Estate Median rent: $8,500 5 Centurion 12 Median rent: $8,400

Highest sale PSF projects

Useful for spotting the upper end of buyer demand.

1 Sin Ming Centre Median PSF: $3,177 psf 2 Brighthill Residences Median PSF: $2,827 psf 3 Thomson Garden Estate Median PSF: $2,734 psf 4 Artisan 8 Median PSF: $2,398 psf 5 Soo Chow Garden Median PSF: $2,388 psf

Small freehold projects to watch

Boutique freehold projects with limited but relevant data.

1 Golden Hill Estate Transactions: 30 2 Thomson Rise Estate Transactions: 30 3 Wellington Park Transactions: 29 4 Happy Estate Transactions: 28 5 Chip Thye Garden Transactions: 25

Freehold vs leasehold in D20

Tenure matters most when buying or selling. Rentals still need project-level comps.

D20 has 58 freehold projects and 29 leasehold projects in our project records. For buyers, tenure should be part of the sale comparison because freehold projects can trade differently from newer leasehold projects with more facilities and cleaner recent comparables.

For renters, tenure is mostly background. Rent should still be judged by the exact project, unit size, condition, MRT access, schools and the latest rent data. Use tenure as a buying lens first, not as the main reason to pay more rent.

4 projects still need tenure added, so this mix will improve as we add more project facts.

Freehold 58 projects

4,230 transactions · 28.5% of D20 transactions

Leasehold 29 projects

10,520 transactions · 70.9% of D20 transactions

Tenure pending 4 projects

88 transactions · 0.6% of D20 transactions

District market trends

Recent rent, sale PSF and transaction activity across D20.

Latest median rent $4,400 3,105 rentals in view

Latest median sale PSF $2,025 psf 927 sales in view

Month Rent contracts Median rent Sale transactions Median sale PSF Median sale

Jun 2026 0 - 18 $2,025 psf $2,712,500

May 2026 151 $4,400 56 $2,042 psf $2,230,000

Apr 2026 170 $4,450 50 $1,948 psf $2,288,500

Mar 2026 194 $4,400 56 $2,054 psf $2,422,500

Feb 2026 150 $4,200 43 $2,047 psf $2,408,000

Jan 2026 202 $4,500 38 $2,093 psf $2,735,000

Dec 2025 186 $4,406 51 $1,981 psf $2,548,888

Nov 2025 149 $4,400 50 $2,074 psf $2,470,000

Oct 2025 158 $4,275 58 $1,962 psf $2,306,500

Sept 2025 167 $4,600 52 $1,963 psf $2,256,000

Aug 2025 198 $4,700 66 $2,113 psf $2,007,000

Jul 2025 218 $4,575 56 $1,885 psf $2,087,500

Top projects to explore

Prioritized by transaction depth across rental and sale records. Smaller projects still matter, but they need project-level context.

99-year leasehold from 2013 Sky Vue 1,300 transactions

Median rent: $4,000
Median sale PSF: $1,961 psf

99-year leasehold from 2018 Jadescape 1,176 transactions

Median rent: $4,213
Median sale PSF: $2,168 psf

99-year leasehold from 2013 The Panorama 785 transactions

Median rent: $3,600
Median sale PSF: $1,901 psf

102-year leasehold from 1978 Braddell View 665 transactions

Median rent: $4,300
Median sale PSF: $1,025 psf

99-year leasehold from 2012 Thomson Three 655 transactions

Median rent: $3,800
Median sale PSF: $1,817 psf

99-year leasehold from 2011 Sky Habitat 644 transactions

Median rent: $4,500
Median sale PSF: $1,781 psf

99-year leasehold from 2007 Centro Residences 575 transactions

Median rent: $4,500
Median sale PSF: $1,775 psf

99-year leasehold from 1997 The Gardens at Bishan 543 transactions

Median rent: $4,000
Median sale PSF: $1,473 psf

Project directory in D20

Browse the remaining 83 projects in Bishan, Ang Mo Kio. Lower-volume projects can be useful, but read them with nearby comps.

Find a project Tenure Data depth Sort by

Project Tenure Transactions Typical rent Sale PSF Latest record

Showing 24 of 83 projects

D20 FAQ

Quick answers for renters, buyers and owners comparing Bishan, Ang Mo Kio.

What is the typical rent in D20?

The median monthly rent in D20 is $4,200, based on 11,308 rentals on this district page.

What is the typical sale price in D20?

The median sale price in D20 is $1,928,444, with a median sale PSF of $1,813 psf across 3,530 sales.

Which D20 projects have the most transactions?

Sky Vue has the deepest combined rent and sale evidence on this district page, with 1,300 transactions.

Which projects are strongest for rental and sale comparisons in D20?

Sky Vue is currently strongest for rental evidence, while Amo Residence is strongest for sale transaction evidence. Always open the project page before making a final rent or sale comparison.

Is D20 mostly freehold or leasehold?

D20 has 58 freehold projects and 29 leasehold projects in the current project records. Tenure matters most for buying and selling, while rents still need exact project and unit-size comparisons.

How current is the D20 data?

The district page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.

About this district data

How to read D20 rental and sale figures.

District pages combine all tracked private residential projects in the postal district.

Rental figures use recorded monthly rent data and are summarized by month.

Sale figures use private residential sale data, including sale price, PSF and total sale value where available.

Guidance cards are estimates based on district-level medians and trends. They are not financial advice.