Bishan 8 rent and sale price
D20 / Bishan, Ang Mo Kio
Address 61 Bishan Street 21 Bishan 8 Singapore 574044
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Condominium, Non-Landed Properties 232 transactions 99-year leasehold from 1996 Latest records Jun 2026
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Project read
Quick summary about Bishan 8
Bishan 8 is a 99-year leasehold condominium in D20 / Bishan, Ang Mo Kio. The page currently tracks 197 rentals and 35 sales.
- Typical rent is $4,600 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,853,000, with median sale PSF at $1,609 psf and total recorded sale value of $65.0M.
- Rent is up 6.0% over the last 3 months. Sale PSF is up 5.6% over the last 3 months.
Bishan 8 Market Position
How this project compares with the wider D20 market before you read the detailed tables.
Rent vs D20 +9.5%
Rents near district median
Bishan 8's median rent is $4,600 compared with the D20 median of $4,200. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D20 -11.3%
Sale PSF near district median
Bishan 8's median sale PSF is $1,609 psf versus the D20 median of $1,813 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.98%
Rent support near district screen
Gross yield is roughly 2.98% versus a D20 screen of 2.61%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 29.9% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +23.8%
Activity is rising
26 recent transactions versus 21 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1996 matters most on sale price. Compare Bishan 8 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Bishan 8 Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,600
Is the asking rent fair?
$4,350 to $4,850 is the first fair-rent band to check. Above $4,850 should have a visible reason.
Median sale PSF $1,609 psf
Is the purchase price fair?
$1,800,000 to $1,910,000 and $1,560 to $1,660 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,900
Are similar units renting for more?
3 bed and 1,100 to 1,200 sqft give the closest unit-size checks.
Rent stability 29.9% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +23.8%
Is activity rising?
Activity is rising. 26 recent transactions versus 21 in the prior 6-month view.
Run Bishan 8 numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,600/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 $1,609 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Bishan 8 Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1996
Property type Condominium, Non-Landed Properties
Sales 35 resale transactions
Total sold value $65.0M
Bishan 8 Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 197 Jun 2021 to May 2026
Sale transactions 35 Jul 2021 to May 2026
Rent trend 6.0% Last 3 months
Sale PSF trend 5.6% Last 3 months
Bishan 8 Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BISHAN MRT STATION (NS17) 0.24 km away
BISHAN MRT STATION (CC15) 0.36 km away
BISHAN MRT STATION 0.43 km away
Schools nearby
GUANGYANG SECONDARY SCHOOL 0.66 km away
WHITLEY SECONDARY SCHOOL 0.8 km away
KUO CHUAN PRESBYTERIAN PRIMARY SCHOOL 0.87 km away
RAFFLES GIRLS' SCHOOL (SECONDARY) 0.87 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 1.02 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 5.34 km away
ANG MO KIO AVENUE 8 PARK CONNECTOR Park / green link · 1.86 km away
MARKET & HAWKER CENTRE (BLK 320 SHUNFU ROAD) Food centre · 1.12 km away
Bishan 8 Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,600 63 rentals in view
Latest median sale PSF $1,935 psf 11 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 1 $5,600 1 $1,935 psf $2,250,000
Apr 2026 3 $5,300 0 - -
Mar 2026 7 $5,000 0 - -
Feb 2026 4 $4,550 0 - -
Jan 2026 5 $5,000 0 - -
Dec 2025 4 $5,250 1 $1,978 psf $2,300,000
Nov 2025 1 $5,600 0 - -
Oct 2025 3 $4,100 0 - -
Sept 2025 3 $5,000 1 $1,497 psf $2,288,888
Aug 2025 2 $5,150 1 $1,908 psf $2,218,000
Jul 2025 8 $4,850 0 - -
Jun 2025 2 $5,050 0 - -
Projects Similar to Bishan 8
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 Thomson Grand 2.6 km away 463 transactions
- Median rent
- $4,300
- Median sale PSF
- $1,639 psf
- Median rent
- $4,600
- Median sale PSF
- $1,618 psf
- Median rent
- $4,500
- Median sale PSF
- $1,781 psf
- Median rent
- $4,500
- Median sale PSF
- $1,775 psf
- Median rent
- $4,500
- Median sale PSF
- $1,572 psf
- Median rent
- $5,000
- Median sale PSF
- $1,568 psf
Bishan 8 Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,075 $3,882 38
3 bed $4,900 $4,688 159
Bishan 8 Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $4,050 $3,838 32
1,100 to 1,200 sqft $4,900 $4,674 145
1,300 to 1,400 sqft $4,200 $3,900 7
1,500 to 1,600 sqft $5,300 $5,010 13
Bishan 8 Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,861,500 $1,480 psf 12
06 to 10 $1,808,000 $1,644 psf 23
Bishan 8 Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Bishan 8 shows a typical monthly rent of $4,600 across 197 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,600
Rentals 197
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Bishan 8 point to a typical sale price of $1,853,000 and $1,609 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,853,000
Median PSF $1,609 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1996 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Bishan 8 has 35 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $65.0M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D20 to compare Bishan 8 against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Bishan 8 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Bishan 8?
Bishan 8 has a median monthly rent of $4,600 across 197 rentals.
What is the typical sale price at Bishan 8?
The median sale price for Bishan 8 is $1,853,000, based on 35 sales on this page.
What is the median sale PSF at Bishan 8?
The median sale price per square foot for Bishan 8 is $1,609 psf. The average sale PSF is $1,575 psf.
Is Bishan 8 freehold or leasehold?
Bishan 8 is listed as 99-year leasehold from 1996. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Bishan 8 located?
Bishan 8 is located at 61 Bishan Street 21 Bishan 8 Singapore 574044 in D20 / Bishan, Ang Mo Kio.
How current is the Bishan 8 transaction data?
The project 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.