Why Bishan commands a premium among Singapore's HDB estates
Bishan sits at the intersection of two MRT lines — the North South Line and Circle Line — making it one of Singapore's best-connected central-region estates. Travel times to Orchard, City Hall and Raffles Place are under 25 minutes. The estate is relatively low-density compared to older towns, with generous green spaces including the 62-ha Bishan–Ang Mo Kio Park.
Bishan's lasting appeal comes from its school belt. Catholic High, Raffles Institution (Secondary) and St Nicholas Girls' School are all within the estate — demand from families enrolling children in these schools creates a permanent floor of resale demand that insulates prices even in softer markets.
Bishan PSF — what the numbers say
Data is indicative based on recent URA/HDB transactions as at July 2026. Exact values vary by floor, facing, block age and renovation. Always verify with Alvin for unit-level analysis.
| Flat type | Typical range (S$) | Median PSF | Trend |
|---|---|---|---|
| 3-room | $450,000 – $580,000 | $620 – $720 | → Stable |
| 4-room | $680,000 – $920,000 | $680 – $820 | → Stable |
| 5-room | $800,000 – $1,050,000 | $630 – $760 | → Stable |
| Executive | $880,000 – $1,100,000 | $590 – $710 | → Selective |
| Development type | Area | PSF range | Tenure |
|---|---|---|---|
| Condo resale (99-yr) | D20 / Bishan | $1,500 – $2,050 | 99-yr |
| Condo resale (freehold) | Bishan / Thomson | $1,700 – $2,400 | Freehold |
| New launch | RCR | $2,200 – $2,900 | 99-yr |
| EC resale | Adjacent OCR | $1,150 – $1,350 | 99-yr EC |
PSF ranges are indicative based on market research and recent transactions as at July 2026. Note: HDB resale prices declined 0.3% in Q2 2026 (second consecutive quarterly decrease); OCR private condo prices were broadly flat (–0.2%). Individual unit prices may differ — verify with Alvin before making any purchase decision.
MRT access and connectivity in Bishan
The Circle Line Stage 6 — the final section connecting HarbourFront to Marina Bay — opens 12 July 2026, completing the CCL as a full loop. Bishan (CC15) residents gain a new direct CCL path south to Keppel and Marina Bay without transferring to the NSL at Dhoby Ghaut.
Schools in and around Bishan
School proximity and MOE 1 km / 2 km priority phases are important to many buyers in this area. Always verify catchment zones directly at moe.gov.sg before making purchase decisions based on school access — zones are reviewed annually.
| School | Level | Area |
|---|---|---|
Catholic High School Bishan Street 22 |
Secondary | Bishan |
Raffles Institution Bishan Street 22 |
Secondary | Bishan |
CHIJ St Nicholas Girls' School Ang Mo Kio Avenue 3 |
Secondary | Ang |
Kuo Chuan Presbyterian Primary Bishan Street 11 |
Primary | Bishan |
Peirce Secondary School Sin Ming Walk |
Secondary | Sin |
Whitley Secondary School Bishan Street 14 |
Secondary | Bishan |
"Bishan is where families pay a premium for certainty — school proximity, central location, two MRT lines. In 2026, well-presented 4-room and 5-room flats near Catholic High and RI continue to transact above valuation. If you're buying, the premium is real but so is the exit liquidity when you need it."
Talk to Alvin about property in Bishan
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Alvin Bek · PropNex Realty Pte Ltd · CEA Reg. No. R058751Z · Estate Agency Licence No. L3008022J
Information is for general guidance only and does not constitute financial, legal or investment advice.