Overview & Key Facts
BISHAN PARK CONDOMINIUM is a 99 yrs lease commencing from 1991 condominium at SIN MING WALK in District 20 (RCR), developed by SHANWOOD DEVELOPMENT PTE LTD (HONG LEONG HOLDINGS LTD), comprising 320 units, completed in 1994.
Location & Connectivity
BISHAN PARK CONDOMINIUM is approximately 330m from Bright Hill MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bright Hill | Thomson-East Coast Line | 330m |
| Mayflower | Thomson-East Coast Line | 900m |
| Upper Thomson | Thomson-East Coast Line | 1.4 km |
Schools & Education
14 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | Secondary | 660m |
| Jing Shan Primary School | Primary | 710m |
| Mayflower Primary School | Primary | 1.1 km |
| Ang Mo Kio Secondary School | Secondary | 1.1 km |
| Ang Mo Kio Primary School | Primary | 1.2 km |
| EtonHouse International School (Thomson) | International | 1.5 km |
| Yio Chu Kang Primary School | Primary | 1.6 km |
| Yio Chu Kang Secondary School | Secondary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 32 | $1,337 psf | $1,746,633 |
| 4 BR | 26 | $1,323 psf | $1,997,811 |
Market Position
BISHAN PARK CONDOMINIUM has recorded 58 sales at an average price of $1,859,230.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BISHAN PARK CONDOMINIUM typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,033/mo | $1,746,633 | 2.77% |
| 4 BR | $4,145/mo | $1,997,811 | 2.49% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,092 psf | — |
| 2022 | 4 | $1,143 psf | ↑ 4.7% |
| 2023 | 16 | $1,293 psf | ↑ 13.2% |
| 2024 | 19 | $1,373 psf | ↑ 6.1% |
| 2025 | 13 | $1,404 psf | ↑ 2.3% |
| 2026 | 3 | $1,433 psf | ↑ 2.0% |
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The latest reading marks the highest point in this series — BISHAN PARK CONDOMINIUM prices have climbed 31.2% 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 64 years remaining on its 99-year lease, BISHAN PARK CONDOMINIUM still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 64 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 7 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 32+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, mrt-walkable commuters, nature / park-fronting and long-term hold (10+ yr). Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For sports / active lifestyle and yield-focused investors, it can work — but weigh the trade-offs before committing.
Verdict
BISHAN PARK CONDOMINIUM is a 99 yrs lease commencing from 1991 development in District 20 (RCR), with 320 units, offering a gross yield of 2.6%.
At ~$1,410 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full BISHAN PARK CONDOMINIUM dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BISHAN PARK CONDOMINIUM against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (270m away), an upgrader gap of about $1,150,000
- Bishan — 4-room average $791,445 (370m away), an upgrader gap of about $1,050,000
FAQ
What is the average PSF for BISHAN PARK CONDOMINIUM?
Is BISHAN PARK CONDOMINIUM freehold?
What is the rental yield for BISHAN PARK CONDOMINIUM?
Which MRT is nearest to BISHAN PARK CONDOMINIUM?
Sources & Next Steps
- BISHAN PARK CONDOMINIUM 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: 58 transactions
- Rental data: 134 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 58 records analysed · Source: URA private-sale caveats