District 20

Bishan, Ang Mo Kio

Properties and insights for Singapore's District 20 — Bishan, Ang Mo Kio.

Avg PSF

$1,837

Min Price

$670K

Max Price

$10.15M

Transactions (24m)

772

Market & Investment Analysis

District 20, located in the Rest of Central Region (RCR), recorded a median price of $2,320,000 and a median PSF of $2,028. Transaction activity remains concentrated in developments like Jadescape, which saw 963 transactions at an average of $1,779.553 PSF. New supply is reflected in projects such as AMO Residence, which achieved a higher average price of $2,118.714 PSF across 308 transactions.

Compare with Nearby Districts

District	Avg PSF	Transactions (24m)	vs Current
D20 Bishan, Ang Mo Kio(current)	$1,837	772	—
D19 Serangoon, Hougang	$1,791	4,300	-3%
D26 Mandai, Upper Thomson	$2,157	1,985	+17%
D12 Toa Payoh, Balestier	$2,286	1,375	+24%
D11 Newton, Novena	$2,115	644	+15%

PSF comparison based on private non-landed transactions in the last 24 months. Green = lower PSF than current district.

Top Condos & Private Projects

Recent Transactions

Project	Price	PSF	Area (sqft)	Date
Goldenhill Park Condominium	$3.30M	$2,513	1,313	2026-03-16
Sembawang Hills Estate	$3.08M	$2,072	1,486	2026-03-16
Clover by the Park	$2.68M	$1,671	1,604	2026-03-13
Flame Tree Park	$3.48M	$1,969	1,765	2026-03-12
Centro Residences	$2.06M	$1,503	1,367	2026-03-11

Lifestyle & Neighbourhood

The district is served by an extensive rail network including Bishan, Marymount, Upper Thomson, Bright Hill, Mayflower, Lentor, Yio Chu Kang, and Lorong Chuan stations. Residential options range from high-density condominiums like Sky Vue at $1,904.957 PSF to landed housing segments such as Sembawang Hills Estate at $1,695.026 PSF.

Frequently Asked Questions

What is the current entry price for property in District 20?

The median transaction price for the district is $2,320,000, with a median PSF of $2,028. Specific developments like Sembawang Hills Estate offer a lower average entry point of $1,695.026 PSF.

Which projects have the highest transaction volume in the Bishan and Ang Mo Kio areas?

Jadescape recorded the highest volume with 963 transactions at an average price of $1,779.553 PSF. Other high-volume projects include AMO Residence with 308 transactions and The Panorama with 245 transactions.

How do prices vary between newer and older developments in District 20?

Newer developments like AMO Residence command a higher average of $2,118.714 PSF. In contrast, established projects like The Panorama and Jadescape maintain lower averages of $1,778.996 PSF and $1,779.553 PSF respectively.

What transport infrastructure supports the residential developments in this district?

The area is integrated with the MRT system through stations at Bishan, Marymount, Bright Hill, Upper Thomson, Mayflower, Lentor, Yio Chu Kang, and Lorong Chuan. These stations provide connectivity for residents in high-volume projects like Sky Vue, which averaged $1,904.957 PSF.

District analysis generated with AI assistance using real transaction data. Verify all figures independently before making decisions.