Overview & Key Facts
BISHAN POINT is a 99 yrs lease commencing from 1997 condominium at BRIGHT HILL DRIVE in District 20 (RCR), developed by FIRST COVENTRY DEVELOPMENT PTE LTD, comprising 164 units, completed in 2005.
Location & Connectivity
BISHAN POINT is approximately 420m from Bright Hill MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bright Hill | Thomson-East Coast Line | 420m |
| Upper Thomson | Thomson-East Coast Line | 650m |
| Marymount | Circle Line | 1.4 km |
| Mayflower | Thomson-East Coast Line | 1.5 km |
Schools & Education
25 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| EtonHouse International School (Thomson) | International | 1.1 km |
| CHIJ Our Lady of Good Counsel | Primary | 1.1 km |
| Swiss Cottage Secondary School | Secondary | 1.1 km |
| Marymount Convent School | Primary | 1.3 km |
| Peirce Secondary School | Secondary | 1.3 km |
| Jing Shan Primary School | Primary | 1.3 km |
| Bishan Park Secondary School | Secondary | 1.3 km |
| Ngee Ann Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 14 | $1,436 psf | $1,344,849 |
| 3 BR | 20 | $1,467 psf | $1,774,434 |
| 4 BR | 6 | $1,311 psf | $1,946,667 |
| 5+ BR | 2 | $1,273 psf | $3,265,000 |
Market Position
BISHAN POINT has recorded 42 sales at an average price of $1,726,823.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BISHAN POINT typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $2,998/mo | $1,344,849 | 2.68% |
| 3 BR | $3,904/mo | $1,774,434 | 2.64% |
| 4 BR | $4,417/mo | $1,946,667 | 2.72% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 13 | $1,218 psf | — |
| 2022 | 7 | $1,293 psf | ↑ 6.2% |
| 2023 | 6 | $1,376 psf | ↑ 6.4% |
| 2024 | 8 | $1,562 psf | ↑ 13.6% |
| 2025 | 4 | $1,709 psf | ↑ 9.4% |
| 2026 | 4 | $1,844 psf | ↑ 7.9% |
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BISHAN POINT prices sit at a fresh series high after a 7.9% gain on the prior period, now 51.3% 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 70 years remaining on its 99-year lease, BISHAN POINT still qualifies for full bank financing and CPF usage.
What Could Work Against You
- About 70 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.
- Only 5 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, nature / park-fronting and cpf-only buyers. Located ~421m from Bright Hill MRT, this property is a comfortable daily walk for transit commuters.
It is a weaker fit for families with young children, long-term hold (10+ yr) and resort facilities — other options likely serve them better. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BISHAN POINT is a 99 yrs lease commencing from 1997 development in District 20 (RCR), with 164 units, offering a gross yield of 2.7%.
At ~$1,777 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full BISHAN POINT dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BISHAN POINT against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (60m away), an upgrader gap of about $950,000
- Ang Mo Kio — 4-room average $724,816 (870m away), an upgrader gap of about $1,000,000
FAQ
What is the average PSF for BISHAN POINT?
Is BISHAN POINT freehold?
What is the rental yield for BISHAN POINT?
Which MRT is nearest to BISHAN POINT?
Sources & Next Steps
- BISHAN POINT 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: 42 transactions
- Rental data: 66 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 42 records analysed · Source: URA private-sale caveats