Bishan is where the school premium is most visible in public housing: a $788,000 4-room median, well above its OCR neighbours, on 200 transactions.
What the numbers say
Condominium transactions, 12 months to July 2026 (URA caveats). Rental medians, Q2 2026 (URA contracts). HDB figures are 4-room resale registrations for BISHAN, 12 months to July 2026 (data.gov.sg) — HDB publishes by town, not by postal district.
| Measure | Figure | Sample |
|---|---|---|
| Median private condominium | $1,986 psf · $2,055,000 median price | 313 transactions |
| Median rent (all sizes) | $4,500 / month | 509 contracts |
| HDB 4-room, BISHAN | $788,000 | 200 transactions |
What moves price here
- The school cluster is the price. Ai Tong, Catholic High and Raffles Institution anchor demand across both HDB and private stock.
- Two MRT interchanges put most of the island within a single transfer, which is unusual outside the centre.
- Bishan HDB commands a clear premium over Ang Mo Kio — $788,000 versus $613,000 for the same flat type. Same district number, different markets.
Who it suits
Families chasing the school belt without CCR pricing, and upgraders who want to stay central-north.
What to check before you commit
- Which town your comparable sits in — Bishan and AMK are not interchangeable
- Actual school proximity band
- Age of the Sin Ming private stock
Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 20? Ask me and I’ll pull them.