Condos in Bishan: Area Guide (2026)
Bishan condo area guide for 2026: MRT lines, schools, HDB resale and rent medians, a URA land bid, the town centre plan, RCR price data and a buyer checklist.
How we made this. Updated for 2026 with AI-assisted research. Figures are linked to their sources — check them before you act.
Bishan is a Rest of Central Region (RCR) estate with three MRT lines, a large school cluster and a mix of HDB flats, condos and landed homes. The 2017 version of this guide picked three condos using prices that are long out of date, so those numbers are gone. This guide uses current data from URA, LTA, MOE and data.gov.sg.
At a glance
- Bishan is in the RCR. URA’s RCR price index fell 1.2% in Q2 2026 and rose 0.2% in the Q3 flash estimate.
- About 64% of residents live in HDB flats, 23% in condos and other private apartments, and 12% in landed homes.
- Bishan has an NSL/CCL interchange, and TEL stations at Bright Hill and Upper Thomson. Bright Hill will join the Cross Island Line (CRL) by 2030.
- HDB resale medians (Oct 2025–Sep 2026): 3-room S$530,000, 4-room S$788,000, 5-room S$970,000.
- URA sold the Lorong Puntong / Sin Ming Avenue site on 18 Sep 2026 at S$17,350.26 per sqm of GFA.
The estate in numbers
SingStat’s 2025 survey counts 87,530 residents in Bishan. Of these, 56,280 live in HDB flats, 20,280 in condos and other apartments, and 10,220 in landed homes. About 23% are aged 65 or older (Propwise calculation from SingStat’s age table). Bishan has more landed homes than Queenstown or Geylang, so the estate is less flat-heavy.
URA’s segment definitions put the Core Central Region (CCR) at postal districts 9, 10 and 11, the Downtown Core and Sentosa. Bishan sits outside them, so it is RCR. The RCR guide compares the segments.
MRT, roads and schools
Bishan station (NS17/CC15) joins the North-South and Circle lines. Marymount (CC16) is on the Circle Line. On the Thomson-East Coast Line, Bright Hill (TE7) and Upper Thomson (TE8) opened on 28 August 2021. We counted stations by matching LTA exit locations to URA’s planning-area boundary.
LTA says the Cross Island Line Phase 1, with 12 stations from CR2 to Bright Hill (CR13), should be complete by 2030. Bright Hill becomes an interchange with the TEL. LTA says the line will also give public transport access to Bishan-Ang Mo Kio Park.
MOE’s school directory lists nine schools in its Bishan zone. For primary, there are Ai Tong, Kuo Chuan Presbyterian and Catholic High (a P1–S4 school). For secondary, there are Guangyang, Kuo Chuan Presbyterian, Peirce and Whitley. There are also Raffles Institution and Eunoia Junior College. For Primary 1, MOE ranks applicants by home-to-school distance in bands of 1 km and 2 km. Confirm the distance with MOE, and read each school’s own admission rules.
HDB resale and rent benchmarks
This table is a Propwise calculation from the HDB resale dataset and the HDB rental dataset, Oct 2025–Sep 2026 (resales by registration month, rents by approval month).
| Flat type | Resales | Median resale price | Median monthly rent (contracts) |
|---|---|---|---|
| 3-room | 62 | S$530,000 | S$3,000 (166) |
| 4-room | 191 | S$788,000 | S$3,650 (389) |
| 5-room | 109 | S$970,000 | S$4,000 (173) |
| Executive | 48 | S$1,292,500 | S$4,550 (28) |
Propwise calculation, data.gov.sg, Oct 2025–Sep 2026.
Of Bishan’s 410 resales, 98 (24%) were S$1m or more, against 7% islandwide. Most are 5-room and executive flats on Bishan Streets 12, 13, 22, 23 and 24. The 4-room median was S$780,000 in the previous 12 months, so it is little changed. Bishan’s flats are mostly mid-age: 178 of the 191 4-room sales had leases that started in 1980–1999 (median S$785,000).
The condo market here
About 7,300 of Bishan’s 30,100 households live in condos and other apartments, and 2,900 in landed homes (SingStat). Private data are thinner than HDB data, so use URA’s segment figures. RCR prices moved +0.8% in Q1, −1.2% in Q2 and +0.2% in the Q3 flash estimate. At end-Q2 there were 4,380 unsold units in uncompleted RCR projects.
Land bids show what developers will pay. URA awarded Lorong Puntong / Sin Ming Avenue on 18 September 2026 for S$208.1m on a maximum 11,994 sqm of GFA. That is S$17,350.26 per sqm, about S$1,612 per sq ft, before construction and profit. Seven bids ranged from S$13,519.26 to S$17,350.26. The top bid was about 11% above the second.
We do not list individual condos. Look up any project’s sales on URA’s Property Market Information search. Banks cap debt at 55% of income and test loans at 4%. Packages sit near 1.5–1.8% floating and 2.0–2.2% fixed after the Fed’s 16 September hike. Run your own numbers in the Propwise mortgage calculator.
What is coming
Master Plan 2025 plans to rejuvenate Bishan Town Centre as a sub-regional centre, with a polyclinic, more shops and restaurants, and pedestrian-friendly streets. Agencies are studying a new hawker centre with a revamped bus interchange, and some agencies are exploring moving offices there. URA gives no dates. A pedestrian and cycling bridge over the PIE, part of the Bishan-to-City Links, was due by the second half of 2027 as at June 2025.
Who it suits, and a checklist
Bishan may suit buyers who want a central location with school choice, three MRT lines and a town centre with jobs planned. It may suit less well if you want the cheapest HDB entry price among RCR towns. See what makes a good location.
- Confirm the postal district, so you know if the project is RCR.
- Check the tenure and remaining lease. See valuing leasehold property.
- Time the walk to Bishan, Marymount, Bright Hill or Upper Thomson.
- Check school distance with MOE if you have a child under 7.
- Compare the project’s recent sales on URA’s search.
- Stress-test your loan at 4%.
Bottom line
Bishan is a settled, well-connected RCR estate with a steady HDB market and a town centre plan. The data say prices are stable, not surging. Compare projects on recent sales, tenure and walk time.
Sources
- General Household Survey 2025: population by planning area, dwelling type and age; households by dwelling type — SingStat, 30 Jun 2026
- Resale flat prices; Renting out of flats; MOE school directory; LTA MRT station exits; Master Plan 2019 boundary — data.gov.sg, checked 2 Oct 2026 (Propwise calculations)
- 2nd Quarter 2026 real estate statistics (24 Jul 2026); Q3 flash estimate (1 Oct 2026) — URA
- Tender closing (15 Sep 2026) and award (18 Sep 2026), Lorong Puntong / Sin Ming Avenue — URA
- Draft Master Plan 2025 (25 Jun 2025) — URA
- Thomson-East Coast Line; Cross Island Line — LTA, checked Oct 2026
- P1 registration: home-to-school distance — MOE, 11 Sep 2026
- MSR and TDSR rules — MAS, checked Oct 2026
- Spore mortgage rates rise following Fed hike — Business Times, 2 Oct 2026