Bishan Point

32 filed transactions · District 20 · RCR

Median, per square foot
1,412 psf
Observed range
S$1,138 — S$1,897 psf32 filed transactions · 54% low to highS$1,784k median filed price
▲ 34.2% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Oct '21 · S$1,409kJun '26 · S$2,410k

The transactions behind those figures

20 of 32 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

118 sqm · floor 26-30Condominium · Resale · 2026-06
S$2,410,000$1897 psf
87 sqm · floor 26-30Condominium · Resale · 2026-04
S$1,738,000$1856 psf
87 sqm · floor 26-30Condominium · Resale · 2026-02
S$1,680,000$1794 psf
87 sqm · floor 26-30Condominium · Resale · 2026-02
S$1,711,888$1828 psf
110 sqm · floor 11-15Condominium · Resale · 2025-08
S$2,158,888$1823 psf
244 sqm · floor 31-35Condominium · Resale · 2025-04
S$3,700,000$1409 psf
110 sqm · floor 26-30Condominium · Resale · 2025-03
S$2,188,000$1848 psf
110 sqm · floor 26-30Condominium · Resale · 2025-03
S$2,080,000$1757 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 20, not here.

District 20, typical project+7.5%

Middle of 13 projects in District 20 that clear the bar — half fall between +5.8% and +11.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 20, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,629378
06-10S$1,770393
11-15S$1,823321
16-20S$1,858290
21-25S$1,991116
26-30S$1,90385
31-35S$2,01053
36-40S$1,92813

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Bright Hill
283m
Primary schools within 1km
1
nearest 109m
Primary schools · straight-line distance
3 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Bright Hill283m
  • Upper Thomson446m
  • Mayflower1.3km
Also nearby
  • Hawker centreShunfu Road Blk 320 (Shunfu Mart)973m
  • ParkJalan Sembilang Park375m
  • Preschools6 within 1kmnearest 125m
  • Other schoolsPeirce Secondary School826m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

6projects within 300m
$1,756–$2,192the middle half, per sq ft
$2,011median of those sales

From 75 filed sales, at most the 20 most recent per project — 2 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Landed · Fulton Avenue273m2026-09—249 sqm$1,844
Thomson Impressions287m2026-0916-2043 sqm$1,944
Thomson Impressions287m2026-0911-1543 sqm$1,901
Thomson Impressions287m2026-0906-1043 sqm$1,815
Thomson Impressions287m2026-0906-1071 sqm$2,126
Thomson Three290m2026-0911-1546 sqm$1,848
Thomson Three290m2026-0916-2046 sqm$1,939
Country Esquire180m2026-0801-05117 sqm$1,687
Thomson Impressions287m2026-0811-1571 sqm$2,146
Thomson Three290m2026-0801-0546 sqm$1,686
Country Grandeur182m2026-0706-10134 sqm$2,219
Thomson Impressions287m2026-0701-0543 sqm$1,782
Country Esquire180m2026-0211-15156 sqm$2,025
Country Grandeur182m2025-1101-05134 sqm$2,011
Country Grandeur182m2025-1106-10134 sqm$2,115
Country Esquire180m2024-1211-15118 sqm$1,756
Country Grandeur182m2024-1101-05131 sqm$1,779
Country Esquire180m2024-0801-05118 sqm$1,598
Country Esquire180m2024-0506-10118 sqm$1,693
Country Grandeur182m2023-0901-05134 sqm$1,886
Country Grandeur182m2023-0911-15134 sqm$1,803
Country Grandeur182m2022-1001-05134 sqm$1,803

The 22 most recent of 75 at this radius. Storey bands as published; no feed carries a unit number.

The land under Bishan Point

HDB put this parcel out to tender and names Bishan Point as what was built on it. Everything below is from that tender: the dates, the winning price, and the 3 bids that came in.

  1. Tender launched30 May 1996
  2. Tender closed24 Jul 19973 bids received
  3. Awarded8 Sep 1997First Capital Corporation Ltd
  4. Winning tenderS$62,385,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Bishan S12 Sin Ming Avenue
Site area
6,800 sq m
Lease
99 yrs
Plot ratio
2.8
Gross floor area
Not published
Sold as
Condominium
Every bid — all 3, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1First Capital Corporation LtdS$62,385,000—
2DBS Realty Pte Ltd & HKR Asia Pacific Pte LtdS$47,318,090S$15,066,910 · 24.2%
3MCL Land LimitedS$38,120,238S$24,264,762 · 38.9%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 8 Sep 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Bishan Point”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$1,784,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,784,000

Your figures · CPF interest estimated
Sale priceS$1,784,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$41,691
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,359,893
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
Staying in touch — optional

Leave it unticked and the form still sends — you get the reply to what you asked, at the address you gave, and nothing after it. This form asks for no phone number and stores none.

Leaving it unticked is fine — the tools work either way, and I'll still reply to this enquiry. I don't sell or share your details.

Look up somewhere else

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