Bishan Property Guide: Prices, Schools and the Bishan 2.0 Plan
Updated 2026-08-20
Bishan is one of Singapore's most sought-after central heartland estates, combining an MRT interchange, top schools and a 90-hectare park with some of the highest HDB resale prices in the country. With 1,303 live listings averaging S$3,270,912 across condos, HDB flats and landed homes, and URA plans to grow the town centre into a business node, the area appeals to both families and long-term investors.
Living in Bishan
Bishan sits in postal district 20 within Singapore's Central region, occupying a position that few HDB towns can match. It is a mature estate with a genuinely central location, and that geography shows up in its property values. On Hombble there are currently 1,303 live listings in Bishan with an average asking price of S$3,270,912, an average size of 2,015 sqft and an average of S$1,843 per square foot.
The estate is best known for three things: an unusually strong cluster of schools, direct access to Bishan-Ang Mo Kio Park, and a town centre anchored by an MRT interchange. It suits families prioritising school access, professionals wanting a fast ride to the CBD, and buyers who value a large park at the doorstep.
Transport and connectivity
Bishan MRT station is an interchange between the North South Line and the Circle Line, giving residents one-seat rides to Orchard, Raffles Place and the eastern and western arcs of the Circle Line. Marymount station on the Circle Line and Bright Hill station on the Thomson-East Coast Line serve the western edge of the estate.
The connectivity story is set to improve further. Bright Hill is planned as an interchange with the upcoming Cross Island Line, with the first phase targeted for completion around 2030. For drivers, the Central Expressway puts the CBD roughly 12 to 15 minutes away off-peak, among the fastest of any HDB town. URA also plans new walking and cycling routes connecting Bishan to Toa Payoh and the city centre via park connectors along the Kallang River.
Housing stock and prices
Bishan offers an unusually balanced mix for a central estate. Of the 1,303 current listings, 540 are condominiums, 409 are HDB flats and 354 are landed homes, the latter concentrated in enclaves such as those near Bishan-Ang Mo Kio Park. This spread means buyers can enter at very different price points while staying in the same district.
The HDB segment commands a substantial premium over the national market. Bishan's median resale flat price has consistently run 25 to 41 per cent above the Singapore-wide median, and the town recorded 84 million-dollar resale transactions in the twelve months to August 2026. Records continue to be set: a five-room DBSS flat at Bishan Street 24 sold for S$1,632,000 in November 2025, and an executive maisonette at Bishan Spring changed hands for S$1.65 million in August 2026, the most expensive HDB resale flat ever sold in the town.
Private condominiums have also outperformed, with analysts noting roughly 12.5 per cent capital growth over three years, ahead of the outside-central-region average. Supply is a key factor: Bishan has effectively no large vacant residential parcels, and no Bishan private residential site has appeared on the Government Land Sales programme in recent years, which keeps new supply scarce.
Amenities and schools
Junction 8, directly connected to Bishan MRT, is the estate's primary retail hub with around 183 units across four storeys, anchored by a supermarket and department store. Bishan North Shopping Centre serves the northern end of the town with a wet market, hawker centre and everyday services. The standout amenity is Bishan-Ang Mo Kio Park, a 90-hectare green corridor with a naturalised river, sports facilities, playgrounds and dining.
Bishan has one of the best school densities in Singapore. It is home to Raffles Institution, one of the country's oldest and most prestigious schools, along with Catholic High School and CHIJ St Nicholas Girls' School. This concentration of popular schools is a persistent driver of demand from families, particularly for homes within the 1km priority admission radius.
Outlook: Bishan 2.0
Under URA's Draft Master Plan, Bishan town centre is slated to become a sub-regional business hub, dubbed Bishan 2.0, bringing new office space, refreshed amenities, pedestrianised streets, community plazas and additional greenery. The intent is to bring jobs and amenities closer to homes, supported by better connections to the MRT interchange.
For buyers, the combination of constrained new supply, a strengthening transport network and a town centre earmarked for commercial growth underpins Bishan's long-term appeal. For sellers, sustained record-setting HDB transactions and above-average condo price growth suggest the estate's central premium remains firmly intact.