Property Market in Bishan

Bishan sits in the middle of Singapore's residential price spectrum. According to URA transaction records from 2022 to 2025,D20 has recorded 3,467 private residential transactions, making it a moderately active district with steady deal flow. The median condominium and apartment price stands at S$1.7M, which is roughly in line with the Singapore-wide median of S$1.7M.

Bishan, also known as Peck San, is a planning area and residential town located at the northernmost portion of the Central Region of Singapore. Statistically, the area is ranked the 38th biggest in terms of geographical size and the 22nd most populated planning area in the country. It is located at the most central point of Singapore, and it comprises three subzones of Bishan East, Marymount and Thomson. There are also many private residential properties in Bishan. Bishan is ranked 15th in terms of population density. Apart from its boundary with the Central Water Catchment in the west, Bishan borders three other planning areas: Ang Mo Kio to the north, Toa Payoh to the south, and Serangoon to the east.

The private residential market in Bishan spans 9 property categories. Condominiums lead with 1,728 transactions at a median of S$1.8M. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Bishan also has an active landed property segment. Terrace houses trade at a median of S$3.9M, semi-detached homes at S$5.6M, and detached houses at S$9.3M. Landed properties in Bishan offer an alternative to high-rise living at prices that vary significantly with plot size and condition.

Tenure is a defining factor in Bishan's property pricing. Freehold properties trade at a median of S$3.5M, while 99-year leasehold units trade at S$1.8M. That is a 100% premium for freehold, or approximately S$1.8M more in absolute terms.

On a per-square-metre basis, the gap persists: freehold properties cost S$20,515/sqm versus S$18,605/sqm for leasehold. For buyers weighing freehold versus leasehold in Bishan, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Bishan, with 2,420 transactions versus 964 freehold.

For condominiums and apartments in Bishan, floor level creates a measurable price gradient. Units on floors 36-40 sell for a median of S$2.5M, while units on floors 01-05 sell for S$1.6M. That is a 50% premium for higher floors, worth approximately S$822K per unit.

In Bishan, the high-floor premium reflects better ventilation, natural light, reduced noise, and improved views. Buyers targeting a specific development can use this gradient to estimate how much they save by choosing a mid-floor unit instead of a top-floor one.

Rental rates in Bishan average S$5.35 psf per square foot per month, placing the district moderate rental rates, balancing affordability with reasonable landlord returns. The highest rents are commanded by JADESCAPE at S$6.45 psf.

The rental spread within Bishan runs from S$4.31 psf at FLORAVIEW to S$6.45 psf at JADESCAPE. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Bishan should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Bishan is JADESCAPE on SHUNFU ROAD, with 362 URA-recorded transactions at a median of S$1,736,500. AMO RESIDENCE follows with 320 transactions at S$1,953,500.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Bishan sits closest to Pasir Panjang (S$1.7M), Upper Thomson (S$1.8M), Anson (S$1.6M). Buyers looking for a lower entry point could consider Kranji at S$1.1M, which is 57% cheaper. Those with a larger budget might look at Telok Blangah at S$2.6M.