Residential 1,579,000·Commercial 32,400
SGD/USD 0.7736 -0.04% GOLD (XAU/USD) US$4,165.20 +3.54% SORA 3M 1.07% MAS 3M compounded STI INDEX 5,237 +0.55% MEDIAN HDB RESALE PRICE · 2026-07 S$645,000 ▲ 3.2% MoM HDB RESALE TRANSACTIONS · 2026-07 360 2026-07 PRIVATE HOME TRANSACTIONS · Q2 2026 94,588 -34.3% QoQ SGD/USD 0.7736 -0.04% GOLD (XAU/USD) US$4,165.20 +3.54% SORA 3M 1.07% MAS 3M compounded STI INDEX 5,237 +0.55% MEDIAN HDB RESALE PRICE · 2026-07 S$645,000 ▲ 3.2% MoM HDB RESALE TRANSACTIONS · 2026-07 360 2026-07 PRIVATE HOME TRANSACTIONS · Q2 2026 94,588 -34.3% QoQ
Bishan · Ang Mo Kio
All districts
D 20 · RCR · The Heart of the Island

Bishan · Ang Mo Kio

A highly coveted residential belt blending elite schools, lush reservoirs, and iconic park living.

Homes
94998
Popularity
Exceptionally high; often referred to as a "recession-proof" district due to the perennial demand from parents seeking school-proximity.
Median sale
$1.9M (Private Residential)
Median rent
$5,000 – $6,500/mo
A short history

District 20 is a story of successful urban transformation. Bishan (derived from Peck San Thew, a former Cantonese cemetery) was redeveloped in the 1980s into a premium housing estate known for its distinctive architecture. Ang Mo Kio (Hokkien for "Tomato" or "Red-Haired Man's Bridge") was the seventh satellite town built in Singapore, pioneering the "town centre" concept. Thomson has remained a prestigious residential corridor, historically serving as a key arterial link between the city and the north.

Attractions

Bishan-Ang Mo Kio Park: One of the largest urban parks in central Singapore, featuring a naturalized meandering river and lush wildflower meadows. Upper Peirce & Lower Peirce Reservoirs: Scenic, tranquil spots popular for nature walks, photography, and spotting local wildlife like macaques. Kong Meng San Phor Kark See Monastery: Singapore’s largest Buddhist temple, renowned for its grand architecture and peaceful grounds.

Amenities

Shopping: Junction 8 (Bishan), AMK Hub, and the diverse shophouse boutiques along Upper Thomson Road. Connectivity: Major interchanges at Bishan (North-South/Circle Line) and Ang Mo Kio (North-South/Cross Island Line), plus several stations on the Thomson-East Coast Line (TEL).

Schools

Primary: Ai Tong School (highly elite), Catholic High School (Primary), and CHIJ St. Nicholas Girls' School. Secondary/Tertiary: Raffles Institution, Raffles Girls' School, and Eunoia Junior College.

Food & drink

Upper Thomson Cafe Strip: A famous destination for late-night prata, artisanal ice cream, and specialty coffee. Ang Mo Kio S-11: Known for some of the best heartland hawker food, including famous roasted meats and carrot cake. Mellben Seafood: A legendary spot in Ang Mo Kio for chili crab and claypot crab vermicelli soup.

Lifestyle

The "Elite" Heartland: Highly sought after by families who want the convenience of a mature estate paired with proximity to top-tier educational institutions. Active Outdoors: Residents enjoy immediate access to extensive park connectors and the scenic MacRitchie Reservoir trails nearby.

Entertainment

AMK Hub Cinemas: The primary entertainment anchor for the district, surrounded by arcade centers and community hobby shops. Kebun Baru Bird Singing Club: A unique cultural entertainment spot where enthusiasts gather to display prize-winning songbirds.

Property pulse

Sale & rental at a glance

Sale range
$850k – $12M+ (Ranges from premium HDB units to luxury landed homes in the Windsor/Thomson area).
PSF range
$1,500 – $2,700+ psf (Thomson-East Coast Line proximity has significantly boosted values in the Thomson area).
Rent range (mo)
$3,500 – $15,000+
Median yield
2.9% – 3.4%
Who lives here

Owners & tenants

Owners
High-net-worth families, academics, and "silver-generation" homeowners who have seen massive capital appreciation.
Tenants
Expatriate families, students attending nearby elite schools, and professionals working in the North-South corridor.
Avg household
3.3
Avg age
36 – 56
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