District 20 private sales in Q2 2026: median S$1,962 psf from 139 sales

Private homes in District 20, covering Bishan, Ang Mo Kio and Thomson, changed hands 139 times in Q2 2026 at a median of S$1,962 psf. That median is -6.2% against Q1 2026, when 127 sales were recorded at S$2,093 psf, and +4.8% against the same quarter a year earlier, when the median stood at S$1,872 psf. The quarter therefore sits below the level of the preceding three months while remaining above where the district's median was twelve months before.

Transaction counts across the eight quarters in the chart and table below have moved within a fairly narrow band. The district recorded 161 sales in Q3 2024, then 152, 156 and 156 through the middle of 2025, before 163 in Q3 2025 and 145 in Q4 2025. Q1 2026's 127 sales were the fewest in the series shown, and the 139 sales in Q2 2026 were higher than that count but below the 156 logged in Q2 2025.

Each median is taken from the recorded price per square foot of individual private sales, unadjusted and after hygiene exclusions. It is a positional measure of what was transacted in the quarter, not an assessment of any particular home, and every figure here is indicative and drawn from recorded transactions rather than from any formal valuation. Where sale counts are small, the median tracks the mix of units that happened to transact, including their size, age and floor level, as much as it tracks pricing.

Projects by median price per area in Q2 2026

Eight projects in District 20 recorded at least three sales during the quarter and so appear in the table below, ranked from the highest median price per square foot down. Thomson Garden Estate sits at the top of that ranking on 4 recorded sales, ahead of Jadescape, which had the largest count in the district at 13 sales. Thomson Three follows with 8 sales, then Sky Vue and Thomson Impressions with 4 each, The Panorama with 10, Sembawang Hills Estate with 9 and Centro Residences with 8.

The spread across these eight entries reflects how varied the district's stock is, spanning landed estates such as Thomson Garden Estate and Sembawang Hills Estate alongside larger condominium developments. Projects with only three or four sales in the quarter produce medians that rest on a handful of contracts, so their position in the ranking can shift between quarters without a broad change in pricing. The counts alongside each median in the table indicate how much transaction evidence stands behind each figure.

What moved most against the previous quarter

Comparing project medians from one quarter to the next requires enough sales on both sides of the comparison, and only three District 20 projects cleared the threshold of at least eight sales in each of Q1 2026 and Q2 2026. Those are Sembawang Hills Estate with 9 sales in the latest quarter, Jadescape with 13 and The Panorama with 10. The table below sets each project's current median against its previous one, with the change shown as a fraction.

Sembawang Hills Estate recorded the largest movement of the three, with its median price per square foot lower than in the preceding quarter. Jadescape moved in the opposite direction, its median sitting above the Q1 2026 level. The Panorama was close to unchanged, with a median marginally below the previous quarter's. Across only three qualifying projects, these comparisons describe those developments alone and do not account for the rest of the 139 sales recorded in the district.

Taken together, the figures describe a district where recorded volumes stayed within the range seen since Q3 2024 and the quarterly median gave back part of its earlier rise, ending Q2 2026 at S$1,962 psf, below Q1 2026 and above Q2 2025. Project-level medians ranged widely, from landed estates at the top of the table to condominiums below them, and only three projects had enough sales in consecutive quarters for a like-for-like comparison. All figures are medians of recorded private transactions, expressed in psf, and are indicative rather than valuations.

Medians are of the recorded price per square foot of each sale, unadjusted, after hygiene exclusions. A quarter with few sales moves with the mix of what sold, not only with prices.