Overview & Key Facts
BISHAN LOFT is a 99 yrs lease commencing from 2000 condominium at BISHAN STREET 11 in District 20 (RCR), developed by CHIP ENG LEONG ENTERPRISE PTE LTD, comprising 384 units, completed in 2004.
Location & Connectivity
BISHAN LOFT is approximately 520m from Bishan MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bishan | North-South Line | 520m |
| Bishan | Circle Line | 520m |
| Braddell | North-South Line | 980m |
| Marymount | Circle Line | 1.4 km |
| Lorong Chuan | Circle Line | 1.4 km |
Schools & Education
34 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Guangyang Secondary School | Secondary | 710m |
| Ai Tong School | Primary | 780m |
| Catholic High School (Primary) | Primary | 880m |
| Catholic High School | Secondary | 880m |
| Catholic Junior College | Jc | 880m |
| First Toa Payoh Primary School | Primary | 920m |
| Manjusri Secondary School | Secondary | 990m |
| Chij St. Joseph's Convent | Secondary | 990m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 11 | $1,575 psf | $1,897,099 |
| 4 BR | 30 | $1,533 psf | $2,153,109 |
| 5+ BR | 2 | $1,456 psf | $2,883,000 |
Market Position
BISHAN LOFT has recorded 43 sales at an average price of $2,121,567.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BISHAN LOFT typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,738/mo | $1,897,099 | 3.00% |
| 4 BR | $5,430/mo | $2,153,109 | 3.03% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $1,254 psf | — |
| 2022 | 5 | $1,359 psf | ↑ 8.3% |
| 2023 | 9 | $1,468 psf | ↑ 8.1% |
| 2024 | 9 | $1,589 psf | ↑ 8.2% |
| 2025 | 12 | $1,653 psf | ↑ 4.0% |
| 2026 | 4 | $1,764 psf | ↑ 6.7% |
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BISHAN LOFT prices sit at a fresh series high after a 6.7% gain on the prior period, now 40.6% above the 2021 starting level.
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 73 years remaining on its 99-year lease, BISHAN LOFT still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 73 years remain on the lease. Decay is not yet a financing problem, but buyers holding beyond 10-15 years should model the value drag as the 60-year threshold approaches.
Best suited for
Who This Actually Suits
The profile fits families with young children and first-time hdb upgraders best. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for long-term hold (10+ yr) — other options likely serve them better. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BISHAN LOFT is a 99 yrs lease commencing from 2000 development in District 20 (RCR), with 384 units, offering a gross yield of 2.8%.
At ~$1,681 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full BISHAN LOFT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BISHAN LOFT against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (70m away), an upgrader gap of about $1,350,000
- Toa Payoh — 4-room average $929,793 (610m away), an upgrader gap of about $1,200,000
- Ang Mo Kio — 4-room average $724,816 (1.5 km away), an upgrader gap of about $1,400,000
FAQ
What is the average PSF for BISHAN LOFT?
Is BISHAN LOFT freehold?
What is the rental yield for BISHAN LOFT?
Which MRT is nearest to BISHAN LOFT?
Sources & Next Steps
- BISHAN LOFT 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: 43 transactions
- Rental data: 173 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 43 records analysed · Source: URA private-sale caveats