Overview & Key Facts
CLOVER BY THE PARK is a 99 yrs lease commencing from 2007 condominium at BISHAN STREET 25 in District 20 (RCR), developed by SIM LIAN (BISHAN) PTE LTD, comprising 616 units, completed in 2012.
Location & Connectivity
CLOVER BY THE PARK is approximately 970m from Bishan MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bishan | North-South Line | 970m |
| Bishan | Circle Line | 970m |
| Ang Mo Kio | North-South Line | 1.3 km |
| Marymount | Circle Line | 1.3 km |
| Upper Thomson | Thomson-East Coast Line | 1.4 km |
| Bright Hill | Thomson-East Coast Line | 1.4 km |
Schools & Education
36 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| EtonHouse International School (Thomson) | International | 600m |
| Catholic High School (Primary) | Primary | 750m |
| Catholic High School | Secondary | 750m |
| Catholic Junior College | Jc | 750m |
| Yuying Secondary School | Secondary | 760m |
| Guangyang Secondary School | Secondary | 790m |
| Ai Tong School | Primary | 800m |
| Anderson Primary School | Primary | 1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 51 | $1,718 psf | $2,170,538 |
| 4 BR | 37 | $1,632 psf | $2,777,159 |
| 5+ BR | 3 | $1,350 psf | $3,120,000 |
Market Position
CLOVER BY THE PARK has recorded 91 sales at an average price of $2,448,487.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CLOVER BY THE PARK typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $5,167/mo | $2,170,538 | 2.86% |
| 4 BR | $6,774/mo | $2,777,159 | 2.93% |
| 5 BR | $9,363/mo | $3,120,000 | 3.60% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 21 | $1,390 psf | — |
| 2022 | 13 | $1,535 psf | ↑ 10.4% |
| 2023 | 23 | $1,718 psf | ↑ 11.9% |
| 2024 | 12 | $1,843 psf | ↑ 7.3% |
| 2025 | 15 | $1,928 psf | ↑ 4.6% |
| 2026 | 7 | $1,764 psf | ↓ 8.5% |
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From the 2025 high, CLOVER BY THE PARK prices have given back 8.5% — still 26.9% above the 2021 baseline.
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 80 years remaining on its 99-year lease, CLOVER BY THE PARK still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, sports / active lifestyle, long-term hold (10+ yr) and first-time hdb upgraders. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
For car-owning households and international school families, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
CLOVER BY THE PARK is a 99 yrs lease commencing from 2007 development in District 20 (RCR), with 616 units, offering a gross yield of 2.9%.
At ~$1,876 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full CLOVER BY THE PARK dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CLOVER BY THE PARK 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 $1,650,000
- Ang Mo Kio — 4-room average $724,816 (580m away), an upgrader gap of about $1,700,000
- Toa Payoh — 4-room average $929,793 (1.9 km away), an upgrader gap of about $1,500,000
FAQ
What is the average PSF for CLOVER BY THE PARK?
Is CLOVER BY THE PARK freehold?
What is the rental yield for CLOVER BY THE PARK?
Which MRT is nearest to CLOVER BY THE PARK?
Sources & Next Steps
- CLOVER BY THE PARK 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: 91 transactions
- Rental data: 309 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jul 2026 · 91 records analysed · Source: URA private-sale caveats