Overview & Key Facts
BISHAN 8 is a 99 yrs lease commencing from 1996 condominium at BISHAN STREET 21 in District 20 (RCR), developed by BISHAN PROPERTIES PTE LTD (FAR EAST ORGANIZATION), comprising 200 units, completed in 2000.
Location & Connectivity
BISHAN 8 is approximately 360m from Bishan MRT station, with 4 stations within 1.5 km.
Schools & Education
33 schools within 2 km (10 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chij St. Joseph's Convent | Secondary | 370m |
| Catholic High School (Primary) | Primary | 380m |
| Catholic High School | Secondary | 380m |
| Catholic Junior College | Jc | 380m |
| Guangyang Secondary School | Secondary | 450m |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 530m |
| St. Nicholas Girls' School | Secondary | 530m |
| Eunoia Junior College | Jc | 540m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 32 | $1,599 psf | $1,824,094 |
| 4 BR | 4 | $1,305 psf | $2,010,222 |
Market Position
BISHAN 8 has recorded 36 sales at an average price of $1,844,775.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $1,235 psf | — |
| 2022 | 7 | $1,366 psf | ↑ 10.6% |
| 2023 | 2 | $1,599 psf | ↑ 17.1% |
| 2024 | 17 | $1,631 psf | ↑ 2.0% |
| 2025 | 5 | $1,801 psf | ↑ 10.4% |
| 2026 | 1 | $1,935 psf | ↑ 7.5% |
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The latest reading marks the highest point in this series — BISHAN 8 prices have climbed 56.7% since 2021.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
Lease Analysis
With 69 years remaining on its 99-year lease, BISHAN 8 still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 69 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 4 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters and long-term hold (10+ yr) best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
en-bloc speculators should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors and cpf-only buyers — other options likely serve them better. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BISHAN 8 is a 99 yrs lease commencing from 1996 development in District 20 (RCR), with 200 units, offering a gross yield of 2.9%.
At ~$1,823 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full BISHAN 8 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BISHAN 8 against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (150m away), an upgrader gap of about $1,050,000
- Toa Payoh — 4-room average $929,793 (770m away), an upgrader gap of about $900,000
- Ang Mo Kio — 4-room average $724,816 (1.5 km away), an upgrader gap of about $1,100,000
FAQ
What is the average PSF for BISHAN 8?
Is BISHAN 8 freehold?
What is the rental yield for BISHAN 8?
Which MRT is nearest to BISHAN 8?
Sources & Next Steps
- BISHAN 8 Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 36 transactions
- Rental data: 207 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 36 records analysed · Source: URA private-sale caveats