District 20 rent and sale trends

Bishan, Ang Mo Kio Private residential prices, rents and project comparisons.

D20 Market Brief

Read the district signal first, then confirm any rent, offer or asking price against a specific project.

District signals

Market direction Mixed / steady

Is D20 getting more expensive?

Rent is up 1.1% over the last 3 months. Sale PSF is up 4.4% over the last 3 months. Read this as a district signal, then confirm with specific project pages.

Transaction activity -6.9%

Is volume rising?

Transaction volume is steady. Recent district activity is close to the prior 6-month view.

Relative value 9.3% above

Is this district priced above nearby areas?

D20 median sale PSF is above the nearby set (D18, D19, D21). Buyers should be stricter on project-specific comps.

Before you decide

For renters $4,000 to $4,300

Start with the district rent band

Rent momentum looks steady. Use this as the opening rent range, then tighten it with the exact project page, unit size and latest contracts.

For buyers $1,766 to $1,876 psf

Use PSF comps before chasing

Sale PSF is rising. Treat this as the first comparable range, then check nearby projects and recent transactions before making an offer.

For sellers and landlords Up to $2,030,000

Price close to recent evidence

If your unit has a clear advantage, test slightly above the district median. Otherwise, anchor to the project page so the ask does not look disconnected from recent contracts.

D20 project map

Explore the top 8 projects by transaction depth across rental and sale records.

Top 8 projects
1 Sky Vue 2 Jadescape 3 The Panorama 4 Braddell View 5 Thomson Three 6 Sky Habitat 7 Centro Residences 8 The Gardens at Bishan

Project discovery in D20

Shortlists that help renters, buyers and owners move faster than scrolling the full directory.

Best rental evidence Sky Vue 1,214 rentals

Use when checking what tenants are actually paying.
Best sales evidence Amo Residence 412 sales

Use when comparing offer prices and seller expectations.
Best freehold comp Goldenhill Park Condominium 439 transactions

Helpful when tenure is part of the buying decision.
Best all-round comp Sky Vue 1,386 total transactions

Good first stop when you want both rental and sale context.

Freehold vs leasehold in D20

Tenure matters most when buying or selling. Rentals still need project-level comps.

D20 has 58 freehold projects and 29 leasehold projects in our project records. For buyers, tenure should be part of the sale comparison because freehold projects can trade differently from newer leasehold projects with more facilities and cleaner recent comparables.

For renters, tenure is mostly background. Rent should still be judged by the exact project, unit size, condition, MRT access, schools and the latest rent data. Use tenure as a buying lens first, not as the main reason to pay more rent.

5 projects still need tenure added, so this mix will improve as we add more project facts.
Freehold 58 projects
4,526 transactions · 28.5% of D20 transactions
Leasehold 29 projects
11,238 transactions · 70.9% of D20 transactions
Tenure pending 5 projects
95 transactions · 0.6% of D20 transactions

District market trends

Recent rent, sale PSF and transaction activity across D20.

Latest median rent $4,500 3,136 rentals in view
$4,700 May 2025 Oct 2026
Latest median sale PSF $2,133 psf 904 sales in view
$2,171 psf May 2025 Oct 2026
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 19 $2,133 psf $2,280,000
Sept 2026 188 $4,500 47 $1,944 psf $2,000,000
Aug 2026 197 $4,500 53 $2,171 psf $2,850,000
Jul 2026 235 $4,500 67 $2,044 psf $2,100,000
Jun 2026 189 $4,500 41 $2,047 psf $2,626,000
May 2026 154 $4,400 56 $2,042 psf $2,230,000
Apr 2026 170 $4,450 50 $1,948 psf $2,288,500
Mar 2026 194 $4,400 56 $2,054 psf $2,422,500
Feb 2026 150 $4,200 43 $2,047 psf $2,408,000
Jan 2026 202 $4,500 38 $2,093 psf $2,735,000
Dec 2025 186 $4,406 51 $1,981 psf $2,548,888
Nov 2025 149 $4,400 50 $2,074 psf $2,470,000

Top projects to explore

Prioritized by transaction depth across rental and sale records. Smaller projects still matter, but they need project-level context.

99-year leasehold from 2013 Sky Vue 1,386 transactions
Median rent
$4,000
Median sale PSF
$1,983 psf
 99-year leasehold from 2018 Jadescape 1,270 transactions
Median rent
$4,250
Median sale PSF
$2,171 psf
 99-year leasehold from 2013 The Panorama 845 transactions
Median rent
$3,600
Median sale PSF
$1,911 psf
 102-year leasehold from 1978 Braddell View 698 transactions
Median rent
$4,300
Median sale PSF
$1,025 psf
 99-year leasehold from 2012 Thomson Three 697 transactions
Median rent
$3,800
Median sale PSF
$1,818 psf
 99-year leasehold from 2011 Sky Habitat 692 transactions
Median rent
$4,500
Median sale PSF
$1,790 psf
 99-year leasehold from 2007 Centro Residences 604 transactions
Median rent
$4,500
Median sale PSF
$1,804 psf
 99-year leasehold from 1997 The Gardens at Bishan 571 transactions
Median rent
$4,000
Median sale PSF
$1,488 psf

Project directory in D20

Browse the remaining 84 projects in Bishan, Ang Mo Kio. Lower-volume projects can be useful, but read them with nearby comps.

Project Tenure Transactions Typical rent Sale PSF Latest record
Amo Residence 99-year leasehold from 2021 523 $3,800 $2,129 psf Sept 2026 Thomson Grand 99-year leasehold from 2010 487 $4,300 $1,651 psf Sept 2026 Grandeur 8 99-year leasehold from 2002 461 $4,300 $1,377 psf Oct 2026 Thomson Impressions 99-year leasehold from 2015 454 $3,100 $1,847 psf Oct 2026 Goldenhill Park Condominium Freehold 439 $5,500 $2,158 psf Sept 2026 Tresalveo Freehold 436 $4,075 $1,755 psf Sept 2026 Sembawang Hills Estate Freehold 411 $4,600 $1,955 psf Sept 2026 Clover by the Park 99-year leasehold from 2007 397 $5,680 $1,706 psf Sept 2026 Bishan 8 99-year leasehold from 1996 243 $4,700 $1,609 psf Sept 2026 Thomson Garden Estate Freehold 240 $4,000 $2,779 psf Oct 2026 Thomson View Condominium 99-year leasehold from 1975 229 $4,000 $1,310 psf Nov 2025 Rafflesia Condominium 99-year leasehold from 1997 224 $4,200 $1,423 psf Sept 2026 Bishan Loft 99-year leasehold from 2000 220 $5,000 $1,570 psf Sept 2026 Landed Housing Development Freehold 208 $7,600 $2,082 psf Sept 2026 Faber Garden Condominium Freehold 207 $4,500 $1,791 psf Oct 2026 Far Horizon Gardens 99-year leasehold from 1982 204 $3,700 $1,090 psf Sept 2026 Thomson V Two Freehold 192 $2,650 $1,626 psf Sept 2026 Seasons View 99-year leasehold from 1996 190 $3,725 $1,402 psf Sept 2026 Bishan Park Condominium 99-year leasehold from 1991 189 $4,400 $1,365 psf Oct 2026 Nuovo 99-year leasehold from 2001 173 $4,500 $1,141 psf Sept 2026 Floraview Freehold 165 $3,000 $1,330 psf Sept 2026 Boonview Freehold 153 $4,600 $1,618 psf Sept 2026 Lakeview Estate 99-year leasehold from 1977 150 $4,200 $1,035 psf Sept 2026 Three 11 Freehold 129 $3,300 $2,031 psf Sept 2026
Showing 24 of 84 projects

Run D20 numbers

Use the typical D20 rent and sale price as a first pass, then move into project-specific pages before deciding.

All tools
Rental yield $4,200/mo Test gross and net yield against typical rent. Buy vs rent $2.0M Compare ownership cost against renting. Mortgage $2.0M Estimate monthly payment from the sale price. Stamp duty $1,821 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.

More ways to research D20

Compare Bishan, Ang Mo Kio with broader district movement, rental yield and tenure guides.

D20 rent and sale guideRead the plain-English district guide before narrowing into specific projects.Which districts are getting expensive?Compare district rent, sale PSF and transaction movement across Singapore.Undervalued district checksLook for districts where rent support and sale pricing may not be moving together.Rental yield by districtUse district rent and sale price together before shortlisting individual condos.Freehold district contextSee where freehold projects are more common before comparing tenure.Rising district rankingsOpen the district ranking page for a broader market view.

D20 FAQ

Quick answers for renters, buyers and owners comparing Bishan, Ang Mo Kio.

What is the typical rent in D20?

The median monthly rent in D20 is $4,200, based on 12,120 rentals on this district page.

What is the typical sale price in D20?

The median sale price in D20 is $1,950,000, with a median sale PSF of $1,821 psf across 3,739 sales.

Which D20 projects have the most transactions?

Sky Vue has the deepest combined rent and sale evidence on this district page, with 1,386 transactions.

Which projects are strongest for rental and sale comparisons in D20?

Sky Vue is currently strongest for rental evidence, while Amo Residence is strongest for sale transaction evidence. Always open the project page before making a final rent or sale comparison.

Is D20 mostly freehold or leasehold?

D20 has 58 freehold projects and 29 leasehold projects in the current project records. Tenure matters most for buying and selling, while rents still need exact project and unit-size comparisons.

How current is the D20 data?

The district page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.

About this district data

How to read D20 rental and sale figures.

District pages combine all tracked private residential projects in the postal district.

Rental figures use recorded monthly rent data and are summarized by month.

Sale figures use private residential sale data, including sale price, PSF and total sale value where available.

Guidance cards are estimates based on district-level medians and trends. They are not financial advice.