RCR - 1834 transactions in last 3 years
District 20 (Ang Mo Kio, Bishan) is in the Rest of Central Region - city-fringe districts that balance proximity to the CBD with more accessible entry pricing than the CCR. A common sweet spot for owner-occupiers and yield-focused investors.
Last transaction: 2026-05-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | JADESCAPE | $2,224 | $2,469 | 3.4% | 240 | - |
| 2 | BRADDELL VIEW | $1,031 | $1,424 | N/A | 110 | - |
| 3 | THE PANORAMA | $1,984 | $2,239 | 3.2% | 104 | - |
| 4 | SKY VUE | $2,113 | $2,385 | 3.4% | 74 | - |
| 5 | THOMSON THREE | $2,049 | $2,321 | 3.1% | 68 | - |
| 6 | SKY HABITAT | $1,843 | $2,097 | 3.3% | 68 | - |
| 7 | THE GARDENS AT BISHAN | $1,699 | $2,080 | 2.9% | 65 | - |
| 8 | THOMSON GRAND | $1,774 | $2,027 | 2.8% | 55 | - |
| 9 | GRANDEUR 8 | $1,410 | $1,677 | 3.1% | 55 | - |
| 10 | CENTRO RESIDENCES | $1,906 | $2,205 | 3.1% | 48 | - |
| 11 | CLOVER BY THE PARK | $1,850 | $2,140 | 2.8% | 45 | - |
| 12 | BISHAN PARK CONDOMINIUM | $1,373 | $1,753 | N/A | 44 | - |
| 13 | THOMSON IMPRESSIONS | $1,901 | $2,131 | 3.9% | 41 | - |
| 14 | AMO RESIDENCE | $2,507 | $2,628 | 2.6% | 32 | 372 |
| 15 | BISHAN LOFT | $1,621 | $1,950 | N/A | 29 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
5 tracked primary schools, including 3 elite-tier.