Market direction Mixed / steady
Is D20 getting more expensive?
Rent is up 1.1% over the last 3 months. Sale PSF is up 0.3% over the last 3 months. Read this as a district signal, then confirm with specific project pages.
District 20 rent and sale trends
Bishan, Ang Mo Kio Private residential prices, rents and project comparisons.
D20 Market Brief
Read the district signal first, then confirm any rent, offer or asking price against a specific project.
District signals
Transaction activity -25.6%
Is volume rising?
Transaction volume is lighter. 970 records in the latest 6-month view versus 1,304 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.
Before you decide
For renters $4,000 to $4,300
Start with the district rent band
Rent momentum looks steady. Use this as the opening rent range, then tighten it with the exact project page, unit size and latest contracts.
For buyers $1,761 to $1,869 psf
Use PSF comps before chasing
Sale PSF is steady. Treat this as the first comparable range, then check nearby projects and recent transactions before making an offer.
For sellers and landlords Up to $2,010,000
Price close to recent evidence
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.
Stable rent projects
Projects with tighter recent monthly rent movement and enough rental depth to be useful.
Rising volume projects
Projects where the latest 6-month activity is materially higher than the prior 6-month view.
D20 project map
Explore the top 8 projects by transaction depth across rental and sale records.
Project discovery in D20
Shortlists that help renters, buyers and owners move faster than scrolling the full directory.
Best rental evidence Sky Vue 1,149 rentals
Use when checking what tenants are actually paying.
Best sales evidence Amo Residence 410 sales
Use when comparing offer prices and seller expectations.
Best freehold comp Goldenhill Park Condominium 414 transactions
Helpful when tenure is part of the buying decision.
Best all-round comp Sky Vue 1,316 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.
Highest rent projects
Projects with the highest typical rent in this district.
Highest sale PSF projects
Useful for spotting the upper end of buyer demand.
Small freehold projects to watch
Boutique freehold projects with limited but relevant data.
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
4,307 transactions · 28.5% of D20 transactions Leasehold 29 projects
10,716 transactions · 70.9% of D20 transactions Tenure pending 4 projects
90 transactions · 0.6% of D20 transactions District market trends
Recent rent, sale PSF and transaction activity across D20.
Latest median rent $4,500 2,863 rentals in view
Latest median sale PSF $2,429 psf 909 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Aug 2026 0 - 3 $2,429 psf $4,000,000
Jul 2026 0 - 62 $2,018 psf $2,050,000
Jun 2026 184 $4,500 41 $2,047 psf $2,626,000
May 2026 154 $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
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 1,316 transactions
- Median rent
- $4,000
- Median sale PSF
- $1,979 psf
- Median rent
- $4,207
- Median sale PSF
- $2,168 psf
- Median rent
- $3,600
- Median sale PSF
- $1,905 psf
- Median rent
- $4,300
- Median sale PSF
- $1,025 psf
- Median rent
- $3,800
- Median sale PSF
- $1,818 psf
- Median rent
- $4,500
- Median sale PSF
- $1,781 psf
- Median rent
- $4,500
- Median sale PSF
- $1,791 psf
- Median rent
- $4,000
- Median sale PSF
- $1,479 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.
Project Tenure Transactions Typical rent Sale PSF Latest record
Amo Residence 99-year leasehold from 2021 477 $3,800 $2,128 psf Jul 2026 Thomson Grand 99-year leasehold from 2010 468 $4,300 $1,639 psf Jun 2026 Grandeur 8 99-year leasehold from 2002 441 $4,300 $1,377 psf Jul 2026 Thomson Impressions 99-year leasehold from 2015 431 $3,150 $1,840 psf Jul 2026 Goldenhill Park Condominium Freehold 414 $5,500 $2,116 psf Jun 2026 Tresalveo Freehold 404 $4,050 $1,755 psf Jun 2026 Sembawang Hills Estate Freehold 398 $4,600 $1,952 psf Jul 2026 Clover by the Park 99-year leasehold from 2007 380 $5,690 $1,699 psf Jul 2026 Bishan 8 99-year leasehold from 1996 237 $4,625 $1,609 psf Jun 2026 Thomson View Condominium 99-year leasehold from 1975 229 $4,000 $1,310 psf Nov 2025 Thomson Garden Estate Freehold 227 $4,000 $2,734 psf Aug 2026 Rafflesia Condominium 99-year leasehold from 1997 213 $4,250 $1,423 psf Jun 2026 Bishan Loft 99-year leasehold from 2000 211 $5,000 $1,568 psf Jun 2026 Faber Garden Condominium Freehold 199 $4,500 $1,789 psf Aug 2026 Landed Housing Development Freehold 196 $7,500 $1,995 psf Jul 2026 Far Horizon Gardens 99-year leasehold from 1982 192 $3,700 $1,090 psf Jul 2026 Bishan Park Condominium 99-year leasehold from 1991 181 $4,375 $1,360 psf Jul 2026 Thomson V Two Freehold 181 $2,600 $1,626 psf Jun 2026 Seasons View 99-year leasehold from 1996 177 $3,700 $1,394 psf Jul 2026 Nuovo 99-year leasehold from 2001 168 $4,500 $1,129 psf Jun 2026 Floraview Freehold 162 $3,000 $1,330 psf Jul 2026 Boonview Freehold 147 $4,600 $1,618 psf Jun 2026 Lakeview Estate 99-year leasehold from 1977 144 $4,200 $1,028 psf Jul 2026 Three 11 Freehold 122 $3,250 $2,049 psf Jul 2026 Thomson Hills Estate Freehold 107 $6,500 $1,591 psf Jun 2026 Flame Tree Park Freehold 104 $4,550 $1,801 psf Jul 2026 The Windsor Freehold 101 $4,500 $1,572 psf May 2026 Sin Ming Plaza Freehold 98 $3,550 $1,403 psf Jun 2026 Bishan Point 99-year leasehold from 1997 95 $4,000 $1,405 psf Jun 2026 Adana @ Thomson Freehold 89 $3,250 $1,848 psf Apr 2026 Horizon Gardens 99-year leasehold from 1995 86 $6,750 $866 psf Jun 2026 183 Longhaus Freehold 77 $3,450 $1,774 psf May 2026 Thomson Park Freehold 76 $5,500 $1,989 psf Jul 2026 Clover Park Freehold 73 $5,650 $2,089 psf May 2026 Windsor Park Estate Freehold 72 $6,000 $2,039 psf May 2026 Yew Lian Park Freehold 71 $6,100 $2,162 psf Mar 2026 Sin Ming Centre Freehold 60 $3,200 $3,177 psf Aug 2024 Peirce View Freehold 50 $3,100 $1,381 psf Jul 2026 Soo Chow Garden Freehold 49 $5,000 $2,388 psf Apr 2026 Horizon Green 99-year leasehold from 1995 47 $6,500 $866 psf Jul 2026 Adelphi Park Estate Freehold 46 $6,500 $2,008 psf Apr 2026 Country Grandeur Freehold 46 $4,500 $1,803 psf Jul 2026 Lattice One Freehold 46 $3,500 $1,902 psf Apr 2026 Lauw & Sons Garden Freehold 46 $10,091 $2,273 psf Apr 2026 Keliville Tenure pending 45 $4,600 - Jun 2026 Coral Park Freehold 44 $7,450 $2,381 psf Jul 2026 Marymount View Freehold 44 $3,700 $1,518 psf Jul 2026 Westlake Gardens Freehold 43 $6,200 $1,340 psf Jun 2026 Country Esquire Freehold 42 $4,100 $1,654 psf May 2026 Fulton Hill Freehold 39 $4,700 $1,738 psf Feb 2026 Thomson Ridge Estate Tenure pending 37 $6,000 - Jun 2026 Thomson V One 99-year leasehold from 2001 37 $3,050 $1,477 psf May 2026 The Inglewood Freehold 36 $6,000 $1,800 psf Jun 2026 Mayflower Gardens Freehold 34 $6,500 $1,583 psf Jul 2026 Thomson Rise Estate Freehold 31 $8,500 $1,777 psf Jul 2026 Golden Hill Estate Freehold 30 $6,500 $1,774 psf May 2026 Wellington Park Freehold 29 Limited $5,380 $1,819 psf May 2026 Happy Estate Freehold 28 Limited $6,350 $1,433 psf Apr 2026 Chip Thye Garden Freehold 26 Limited $4,944 $1,833 psf Jun 2026 Thomson Imperial Court Freehold 25 Limited $4,000 $1,288 psf May 2026 Artisan 8 Freehold 21 Limited - $2,394 psf Jul 2026 New Soo Chow Gardens Freehold 21 Limited $6,000 $2,225 psf Jul 2026 Kingsgrove Freehold 20 Limited $4,250 $1,235 psf Mar 2026 St Nicholas View 99-year leasehold from 1995 19 Limited $6,800 $1,342 psf Jun 2026 Island Country Villas 99-year leasehold from 1995 17 Limited $7,000 $1,011 psf Jun 2026 Shangri-La Park Freehold 17 Limited $5,700 $1,537 psf Jun 2026 Thomson Ridge Freehold 17 Limited - $1,764 psf Nov 2025 Island Park Freehold 16 Limited $5,525 $1,463 psf Feb 2026 Faber Garden Freehold 15 Limited $6,800 $1,804 psf Nov 2025 Thomson Plaza 99-year leasehold from 1976 14 Limited $6,500 $709 psf May 2026 Ming Park Freehold 12 Limited $7,500 $2,084 psf Apr 2026 Centurion 12 Freehold 8 Limited $8,400 $1,058 psf Mar 2026 3bhc Freehold 7 Limited $11,500 $855 psf Jun 2026 Island Gardens Freehold 7 Limited $4,800 $2,157 psf Jul 2026 Brighthill Residences Freehold 6 Limited - $2,827 psf Feb 2023 Choon Sing Garden Freehold 6 Limited $9,500 $1,874 psf Jun 2026 Grandioso 8 Freehold 5 Limited $8,250 $987 psf Jul 2025 Mayflower Residences Freehold 5 Limited $5,650 $1,309 psf Oct 2025 Mayflower Ville Freehold 5 Limited $5,500 $1,788 psf Apr 2026 Non-Landed Housing Development Tenure pending 4 Limited $2,550 - Sept 2024 Red Brick Villas Tenure pending 4 Limited $7,000 - May 2026 Windsor Park Freehold 4 Limited - $1,377 psf Dec 2025 Happy Park Freehold 3 Limited $6,900 $1,854 psf Oct 2025 No matching projects in this district.
Showing 24 of 83 projects
Run D20 numbers
Use the typical D20 rent and sale price as a first pass, then move into project-specific pages before deciding.
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 $1,815 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 11,495 rentals on this district page.
What is the typical sale price in D20?
The median sale price in D20 is $1,932,154, with a median sale PSF of $1,815 psf across 3,618 sales.
Which D20 projects have the most transactions?
Sky Vue has the deepest combined rent and sale evidence on this district page, with 1,316 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.