condo · 575568
Bishan Park Condominium
Project page · 99-year lease from 1991
Indicative value range
S$1,957,031 – S$2,026,880
Indicative mid S$2,002,083 · S$1,488 psf
Based on 4 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Bishan Park Condominium | 01-05 | 1,550 sqft | S$2,280,000 | S$1,471 psf | ×1.000 | S$1,471 psf |
| Jul 2026 | Bishan Park Condominium | 01-05 | 1,292 sqft | S$1,815,000 | S$1,405 psf | ×1.000 | S$1,405 psf |
| Jul 2026 | Bishan Park Condominium | 06-10 | 1,324 sqft | S$2,000,000 | S$1,511 psf | ×1.000 | S$1,511 psf |
| Jun 2026 | Bishan Park Condominium | 06-10 | 1,507 sqft | S$2,268,000 | S$1,505 psf | ×1.000 | S$1,505 psf |
How accurate is this estimate for Bishan Park Condominium?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Bishan Park Condominium since.
- Median error
- 4.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 7 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
2.76% gross yield
S$55,200 of rent a year against the estimate above · 0.4 points below flats like it
Leases signed here within a quarter of this size run about S$4,600 a month, the middle of 25 of them.
In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1500-1600 sqft | 4 | Non-landed Properties | S$5,100 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,700 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,700 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,650 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,650 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,550 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,200 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,200 |
median of 25 URA rental contracts at Bishan Park Condominium within a quarter of 125 sqm, since 2025Q4.
Buying or selling at S$2,002,083?
Buying: Stamp duty on S$2,002,083 · Cash and CPF needed on S$2,002,083 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,002,083.
Each opens with this figure filled in; change anything there.
Primary schools near 16 Sin Ming Walk
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Ai Tong School · 495 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ St. Nicholas Girls' School (girls) · 638 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 805 m · no 2025 Phase 2C ballot
1 to 2 km
- Mayflower Primary School · 1,617 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,756 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Bishan Park Condominium · 01-05 · Condominium · 63 years left | 1,550 sqft | S$2,280,000 | S$1,471 psf |
| Aug 2026 | Bishan Park Condominium · 06-10 · Condominium · 63 years left excluded: outlier | 1,539 sqft | S$2,398,888 | S$1,558 psf |
| Jul 2026 | Bishan Park Condominium · 06-10 · Condominium · 64 years left | 1,324 sqft | S$2,000,000 | S$1,511 psf |
| Jul 2026 | Bishan Park Condominium · 01-05 · Condominium · 64 years left | 1,292 sqft | S$1,815,000 | S$1,405 psf |
| Jun 2026 | Bishan Park Condominium · 06-10 · Condominium · 64 years left | 1,507 sqft | S$2,268,000 | S$1,505 psf |
| Feb 2026 | Bishan Park Condominium · 01-05 · Condominium · 64 years left excluded: outlier | 1,475 sqft | S$1,960,000 | S$1,329 psf |
| Feb 2026 | Bishan Park Condominium · 01-05 · Condominium · 64 years left | 1,270 sqft | S$1,860,000 | S$1,464 psf |
| Dec 2025 | Bishan Park Condominium · 06-10 · Condominium · 64 years left | 1,292 sqft | S$1,860,000 | S$1,440 psf |
| Oct 2025 | Bishan Park Condominium · 01-05 · Condominium · 64 years left | 1,550 sqft | S$2,298,000 | S$1,483 psf |
| Sept 2025 | Bishan Park Condominium · 06-10 · Condominium · 64 years left | 1,270 sqft | S$1,850,000 | S$1,457 psf |
| Jul 2025 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,324 sqft | S$1,873,888 | S$1,415 psf |
| May 2025 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,345 sqft | S$1,920,000 | S$1,427 psf |
| May 2025 | Bishan Park Condominium · 01-05 · Condominium · 65 years left | 1,324 sqft | S$1,853,600 | S$1,400 psf |
| Apr 2025 | Bishan Park Condominium · 01-05 · Condominium · 65 years left | 1,561 sqft | S$2,200,000 | S$1,410 psf |
| Mar 2025 | Bishan Park Condominium · 01-05 · Condominium · 65 years left | 1,324 sqft | S$1,850,000 | S$1,397 psf |
| Mar 2025 | Bishan Park Condominium · 01-05 · Condominium · 65 years left | 1,324 sqft | S$1,808,888 | S$1,366 psf |
| Mar 2025 | Bishan Park Condominium · 01-05 · Condominium · 65 years left | 1,475 sqft | S$1,990,000 | S$1,349 psf |
| Jan 2025 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,270 sqft | S$1,780,000 | S$1,401 psf |
| Jan 2025 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,475 sqft | S$2,038,000 | S$1,382 psf |
| Jan 2025 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,475 sqft | S$1,960,000 | S$1,329 psf |
| Dec 2024 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,475 sqft | S$2,088,888 | S$1,417 psf |
| Dec 2024 | Bishan Park Condominium · 01-05 · Condominium · 65 years left | 1,324 sqft | S$1,825,000 | S$1,378 psf |
| Nov 2024 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,324 sqft | S$1,850,000 | S$1,397 psf |
| Oct 2024 | Bishan Park Condominium · 06-10 · Condominium · 65 years left | 1,550 sqft | S$2,200,000 | S$1,419 psf |
| Jul 2024 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,518 sqft | S$2,168,000 | S$1,428 psf |
| Jun 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,345 sqft | S$1,860,000 | S$1,382 psf |
| May 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,302 sqft | S$1,780,000 | S$1,367 psf |
| May 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,324 sqft | S$1,838,000 | S$1,388 psf |
| Apr 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,507 sqft | S$2,050,000 | S$1,360 psf |
| Apr 2024 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,324 sqft | S$1,750,000 | S$1,322 psf |
| Apr 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,550 sqft | S$2,145,000 | S$1,384 psf |
| Mar 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,518 sqft | S$2,100,000 | S$1,384 psf |
| Mar 2024 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,270 sqft | S$1,708,888 | S$1,345 psf |
| Mar 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left excluded: outlier | 1,270 sqft | S$1,830,000 | S$1,441 psf |
| Feb 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,539 sqft | S$2,080,000 | S$1,351 psf |
| Feb 2024 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,475 sqft | S$1,950,000 | S$1,322 psf |
| Jan 2024 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,507 sqft | S$1,955,000 | S$1,297 psf |
| Jan 2024 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,507 sqft | S$2,050,000 | S$1,360 psf |
| Jan 2024 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,475 sqft | S$1,968,000 | S$1,335 psf |
| Dec 2023 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,324 sqft | S$1,735,000 | S$1,310 psf |
| Oct 2023 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,345 sqft | S$1,742,000 | S$1,295 psf |
| Oct 2023 | Bishan Park Condominium · 01-05 · Condominium · 66 years left excluded: outlier | 1,292 sqft | S$1,780,000 | S$1,378 psf |
| Aug 2023 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,507 sqft | S$1,950,000 | S$1,294 psf |
| Aug 2023 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,345 sqft | S$1,715,000 | S$1,275 psf |
| Aug 2023 | Bishan Park Condominium · 06-10 · Condominium · 66 years left | 1,270 sqft | S$1,680,000 | S$1,323 psf |
| Aug 2023 | Bishan Park Condominium · 01-05 · Condominium · 66 years left | 1,270 sqft | S$1,630,000 | S$1,283 psf |
| Jul 2023 | Bishan Park Condominium · 06-10 · Condominium · 67 years left | 1,324 sqft | S$1,750,000 | S$1,322 psf |
| Jul 2023 | Bishan Park Condominium · 01-05 · Condominium · 67 years left | 1,292 sqft | S$1,675,000 | S$1,297 psf |
| Jul 2023 | Bishan Park Condominium · 01-05 · Condominium · 67 years left | 1,507 sqft | S$2,055,000 | S$1,364 psf |
| May 2023 | Bishan Park Condominium · 01-05 · Condominium · 67 years left | 1,324 sqft | S$1,700,000 | S$1,284 psf |
| Apr 2023 | Bishan Park Condominium · 01-05 · Condominium · 67 years left | 1,345 sqft | S$1,650,000 | S$1,226 psf |
| Mar 2023 | Bishan Park Condominium · 06-10 · Condominium · 67 years left | 1,270 sqft | S$1,633,000 | S$1,286 psf |
| Mar 2023 | Bishan Park Condominium · 06-10 · Condominium · 67 years left | 1,324 sqft | S$1,670,000 | S$1,261 psf |
| Mar 2023 | Bishan Park Condominium · 01-05 · Condominium · 67 years left | 1,507 sqft | S$1,933,308 | S$1,283 psf |
| Jan 2023 | Bishan Park Condominium · 01-05 · Condominium · 67 years left | 1,550 sqft | S$1,880,000 | S$1,213 psf |
| Nov 2022 | Bishan Park Condominium · 01-05 · Condominium · 67 years left | 1,270 sqft | S$1,588,000 | S$1,250 psf |
| Jun 2022 | Bishan Park Condominium · 01-05 · Condominium · 68 years left | 1,507 sqft | S$1,660,888 | S$1,102 psf |
| Apr 2022 | Bishan Park Condominium · 06-10 · Condominium · 68 years left | 1,270 sqft | S$1,418,000 | S$1,116 psf |
| Mar 2022 | Bishan Park Condominium · 01-05 · Condominium · 68 years left | 1,507 sqft | S$1,660,000 | S$1,102 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Bishan Park Condominium · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,100 | S$3.29 psf |
| Q3 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q3 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q3 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.44 psf |
| Q3 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.44 psf |
| Q3 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,550 | S$3.37 psf |
| Q3 2026 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q3 2026 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q2 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q2 2026 | Bishan Park Condominium · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.10 psf |
| Q2 2026 | Bishan Park Condominium · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.03 psf |
| Q2 2026 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q2 2026 | Bishan Park Condominium · 1300-1400 sqft · 4 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q2 2026 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,250 | S$3.40 psf |
| Q1 2026 | Bishan Park Condominium · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,500 | S$3.55 psf |
| Q1 2026 | Bishan Park Condominium · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,080 | S$3.28 psf |
| Q1 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q1 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q1 2026 | Bishan Park Condominium · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.10 psf |
| Q1 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q1 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q1 2026 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,000 | S$2.96 psf |
| Q4 2025 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.84 psf |
| Q4 2025 | Bishan Park Condominium · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.31 psf |
| Q4 2025 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q3 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q3 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q3 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q3 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2025 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.28 psf |
| Q2 2025 | Bishan Park Condominium · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.45 psf |
| Q2 2025 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$5,000 | S$4.00 psf |
| Q2 2025 | Bishan Park Condominium · 1500-1600 sqft · 4 bed · Non-landed Properties | S$4,900 | S$3.16 psf |
| Q2 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q2 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q1 2025 | Bishan Park Condominium · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q1 2025 | Bishan Park Condominium · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.31 psf |
| Q1 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q1 2025 | Bishan Park Condominium · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.10 psf |
| Q1 2025 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q4 2024 | Bishan Park Condominium · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,200 | S$3.35 psf |
| Q4 2024 | Bishan Park Condominium · 1500-1600 sqft · 4 bed · Non-landed Properties | S$5,080 | S$3.28 psf |
| Q4 2024 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q4 2024 | Bishan Park Condominium · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,350 | S$3.48 psf |
| Q4 2024 | Bishan Park Condominium · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,200 | S$2.90 psf |
| Q3 2024 | Bishan Park Condominium · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q3 2024 | Bishan Park Condominium · 1200-1300 sqft · 4 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 63 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.09% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 58 years | S$1,886,618 | S$2,082,979 | S$2,295,360 | S$2,305,309 |
| 10 years | 53 years | S$1,763,821 | S$2,150,088 | S$2,610,885 | S$2,633,568 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.28% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.