The Gardens at Bishan

127 filed transactions · District 20 · RCR

Median, per square foot
1,541 psf
Observed range
S$929 — S$1,923 psf127 filed transactions · 65% low to highS$1,800k median filed price
▲ 3.3% 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

Jun '24 · S$1,985kSep '26 · S$2,628k

The transactions behind those figures

20 of 127 · filed, nothing modelled

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

158 sqm · floor 16-20Condominium · Resale · 2026-09
S$3,138,000$1845 psf
107 sqm · floor 06-10Condominium · Resale · 2026-09
S$2,118,888$1840 psf
88 sqm · floor 01-05Condominium · Resale · 2026-08
S$1,188,000$1254 psf
112 sqm · floor 06-10Condominium · Resale · 2026-08
S$2,200,000$1825 psf
107 sqm · floor 11-15Condominium · Resale · 2026-07
S$2,100,000$1823 psf
114 sqm · floor 16-20Condominium · Resale · 2026-06
S$2,360,000$1923 psf
158 sqm · floor 16-20Condominium · Resale · 2026-06
S$2,950,000$1735 psf
82 sqm · floor 06-10Condominium · Resale · 2026-06
S$1,590,000$1801 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+16.8%

Floors 16+ against floors 1–5, The Gardens at Bishan only. Median S$1,693 psf up top from 30 sales, S$1,449 psf low down from 34.

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
246m
Primary schools within 1km
1
nearest 553m
Primary schools · straight-line distance
4 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 Hill246m
  • Mayflower908m
  • Upper Thomson1.0km
Also nearby
  • Hawker centreSembawang Hills Food Centre (Jalan Leban Food Centre)838m
  • ParkBishan-Ang Mo Kio Park (Pond Gardens)637m
  • Preschools6 within 1kmnearest 555m
  • Other schoolsPeirce Secondary School195m

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

4projects within 300m
$1,400–$1,819the middle half, per sq ft
$1,494median of those sales

From 55 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
Thomson Grand151m2026-0806-10126 sqm$1,991
Thomson Grand151m2026-0816-20127 sqm$1,982
Thomson Grand151m2026-0806-10126 sqm$1,925
Thomson Grand151m2026-0801-05192 sqm$1,379
Bishan Park Condominium167m2026-0806-10143 sqm$1,558
Bishan Park Condominium167m2026-0701-05120 sqm$1,405
Bishan Park Condominium167m2026-0706-10123 sqm$1,511
Bishan Park Condominium167m2026-0606-10140 sqm$1,505
Thomson Grand151m2026-0501-05148 sqm$1,714
Thomson Grand151m2026-0501-0584 sqm$1,819
Thomson Grand151m2026-04—494 sqm$754
Thomson Grand151m2026-0406-1088 sqm$1,774

The 12 most recent of 55 at this radius. Storey bands as published; no feed carries a unit number.

The land under The Gardens at Bishan

HDB put this parcel out to tender and names The Gardens at Bishan as what was built on it. Everything below is from that tender: the dates, the winning price, and the 7 bids that came in.

  1. Tender launched27 Sep 1996
  2. Tender closed21 Nov 19967 bids received
  3. Awarded23 Dec 1996First Capital Corporation Ltd
  4. Winning tenderS$275,559,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Bishan S3 Sin Ming Walk
Site area
34,949 sq m
Lease
99 yrs
Plot ratio
2.5
Gross floor area
Not published
Sold as
Condominium
Every bid — all 7, 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$275,559,000—
2Wincrest Investment Pte Ltd / Pidemco Land LtdS$243,189,000S$32,370,000 · 11.7%
3Golden Development Pte Ltd / Orchard Parade Land Pte LtdS$218,258,000S$57,301,000 · 20.8%
4Malayan Credit LtdS$180,572,648S$94,986,352 · 34.5%
5Allgreen Properties Ltd / Hoe Seng Co (Pte) LtdS$173,890,000S$101,669,000 · 36.9%
6City Developments LtdS$170,800,000S$104,759,000 · 38.0%
7United Overseas Land Ltd and OthersS$152,000,000S$123,559,000 · 44.8%

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 23 Dec 1996 · 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 “The Gardens at Bishan”. 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$1,800,000
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$1,800,000

Your figures · CPF interest estimated
Sale priceS$1,800,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$42,040
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,375,544
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.

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