The Gardens at Bishan Investment Analysis: Rental Yield and Growth | Homejourney

The Gardens at Bishan offers investors a gross rental yield of 2.8-3.5% with impressive 19.8% price growth over two years, outperforming D20's 10.7% average. Located at Sin Ming Walk in District 20 (Bishan-Ang Mo Kio), this 99-year leasehold condo provides strong potential for both rental income and capital appreciation. At Homejourney, we prioritize user safety and trust by verifying data from official URA records, helping you make confident property investment decisions.

This cluster article on The Gardens at Bishan Investment Analysis: Rental Yield and Growth builds on our comprehensive pillar guide to D20 condos. It delivers tactical insights for investors eyeing Singapore condo opportunities in Bishan and Ang Mo Kio. Explore actionable steps to evaluate yields and growth.

Project Overview: Key Facts for Investors

The Gardens at Bishan is a 99-year leasehold development at 1-9 Sin Ming Walk, District 20.[7] Completed with TOP in the early 2000s, it features a mix of 2-4 bedroom units ideal for families. Total units number around 400, with sizes from 900-1,400 sqft, suiting renters from young professionals to upgraders.

Tenure remaining supports long-term holds, and freehold alternatives like nearby Parc Elegance show competitive yields around 3-4%.[1] For full unit details, check our detailed project analysis of The Gardens at Bishan.

Current Rental Yields: Data and Breakdown

Gross rental yields at The Gardens at Bishan average 2.73-3.5% in 2026, based on URA-verified transactions.[1][3][4] Indicative rents range S$2.3-5.1 psf pm (average S$4.1 psf pm), implying 2.8% yield against recent psf sales of S$1,667-1,867.[4] Recent examples: A 900-1,000 sqft unit rents at S$2,900 (S$2.90-3.22 psf), while sales hit S$2,200 (S$2.20-2.44 psf).[6]

Breakdown by unit type:

2BR (900-1,000 sqft): Sale ~S$2.2M (S$2,200 psf); Rent S$2,900-3,500/month; Yield ~3.0-3.5%.[1][6]
3-4BR (1,100-1,400 sqft): Sale S$2.5M+ (S$1,800 psf); Rent S$5,000-6,500/month; Yield 2.8-3.2%.[2]

Net yields fall to 2.0-2.5% after deducting maintenance (0.5-1%), property tax (12-36% of annual value for non-owner-occupied in 2026), and fees. This beats OCR averages of 2.5% and rivals peers like Thomson Grand (similar transaction volume).[3] Insider tip: Family demand from nearby schools boosts occupancy to 95%+ for larger units—locals know smaller 1-2BR units rent faster to singles near Marymount MRT.

Price Growth and Capital Appreciation Outlook

Two-year price change at The Gardens at Bishan is 19.8%, doubling D20's 10.7% average, with psf rising from historical lows of S$318 (2002) to S$1,867 high (2025).[1][4] In 2026, expect S$1,800-2,200 psf (S$2M-3M absolute), driven by D20 upgrader demand and infrastructure like CTE/PIE access.

Projections for 2026-2028: 4-6% annual growth, matching Bishan Point trends.[2][5] Liquidity is strong with 27 rental transactions in recent 6 months, on par with neighbors.[3] Compare to High Park Residences (24% growth but lower yield at 3.14%).[1] Future upside from Bishan-Ang Mo Kio enhancements positions it well for resale.

Actionable step: Use Homejourney's mortgage calculator to model returns. Factor in ABSD (60% for foreigners) and cooling measures—always consult agents via Homejourney's verified agents.

Investment Evaluation Framework: Pros, Cons, and Tips

Pros

High growth (19.8% vs D20 10.7%) and stable yields (2.8-3.5%).[1]
Prime location: 10-min walk to Marymount MRT (Circle Line), near Bishan MRT; easy PIE/CTE to CBD (15-20 mins).
Rental demand from families/schools (Ai Tong, Marymount Convent); amenities like NTUC, hawker centres.[4]
Outperforms leasehold peers in yield (e.g., vs The Tapestry's 4.16% but -1.2% growth).[1]

Cons

Leasehold tenure limits ultra-long holds vs freeholds like Levenue (3.95% yield).[1]
Yields below peak OCR (3-4%); sensitive to interest rates.
Competition from new launches may pressure psf short-term.

Best for: Mid-term investors (5-10 years) seeking 3-5% total returns. Not ideal for yield-chasers (prefer ECs).

Decision framework:

Calculate yield: (Annual rent / Purchase price) x 100. Aim >3% gross.
Project growth: Check URA data via Homejourney projects directory.
Stress-test: Add 1% costs; simulate 2% rate hikes.
Verify listings: Browse available units at The Gardens at Bishan.

Disclaimer: Yields are estimates from URA data as of 2026; actuals vary. Seek professional advice; Homejourney verifies info for safety.

Location Boosts Investment Case

D20's family appeal drives demand: Proximity to schools (1-2km), malls (Junction 8, Bishan), parks (Bishan-Ang Mo Kio Park). Upcoming enhancements enhance growth. For amenities deep-dive, see The Gardens at Bishan Amenities: Schools, Shopping, Transport | Homejourney . Floor plans in The Gardens at Bishan Floor Plans Guide: Unit Types & Layouts ; price trends at The Gardens at Bishan Price Trends & Market Analysis | Homejourney . Post-purchase, maintain value with Aircon Services .

FAQ

What is the rental yield for The Gardens at Bishan in 2026?
Gross yields range 2.8-3.5%, with 2-3BR units at ~3.0% (e.g., S$3,000 rent on S$2.2M).[1][3][4]

Is The Gardens at Bishan a good property investment?
Yes for growth-focused investors: 19.8% 2-year appreciation beats D20 average, with solid rental demand.[1]

How does it compare to nearby condos?
Outperforms in growth vs Thomson Grand; yields competitive with Bishan Point (2.9-3.5%).[2][3]

What are projected returns?
4-6% annual capital growth + 2.5-3% net yield = 6.5-9% total, pre-tax.[1][2]

Where to find verified data?
Homejourney verifies URA stats. View The Gardens at Bishan analysis or search units.

Ready to invest? Browse listings, calculate affordability at bank rates, or contact agents. Trust Homejourney for transparent, safe property journeys—link back to our D20 pillar for broader insights.