These Are Our Top 5 Condos in Ang Mo Kio & Bishan, Ranked by the Data

Search "best condo in D20" and you'll get a list that quietly blends three different places: Bishan, the western edge of Ang Mo Kio, and the long private-estate corridor along Upper Thomson Road — plus a stray or two from the Lorong Chuan fringe. So before ranking anything, we filtered the Resale Project Scorecard (RPS) data for District 20 down to the projects actually located in Ang Mo Kio or Bishan. The headline: this is one of the strongest condo districts in Singapore — D20's mean RPS score of 6.85 sits nearly a full point above the national mean of 5.94, and 12 of its 45 scored projects hold an S grade against a 9.2% national S-rate. And once you filter by location, Bishan takes four of the top five places.

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First, What We Filtered Out

District 20 is not a town. Alongside Bishan and Ang Mo Kio proper, it sweeps in the Upper Thomson corridor — a strip of mostly boutique freehold projects along Upper Thomson Road — and brushes the Lorong Chuan area on its eastern edge. Two strong scorers fall to that filter: Goldenhill Park Condominium (7.92), which sits 240m from Lorong Chuan MRT on the Serangoon side, and Thomson Three (7.89), a 380m walk from Upper Thomson MRT. Both are fine projects; neither is in Ang Mo Kio or Bishan. The Upper Thomson strip deserves its own list.

A quick note on methodology: RPS scores 2,369 resale condos across Singapore on seven weighted factors — secondary market performance (25%), schools (20%), project size (16%), MRT proximity (13%), tenure (10%), rental yield (10%) and future transformation (6%). The secondary market score is cohort-relative: each condo is measured against projects that reached TOP in the same two-year window, so a 9/10 means top-quartile appreciation against its own vintage, not just a rising tide. The full methodology is published at tribesg.com/rps.

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The Top 5

All five are 99-year leasehold. Four of the five score a perfect 10 on schools.

1. Sky Vue — 8.52, S

The top condo in the district sits 210m from Bishan MRT (CC15) — "direct, walk-in MRT access," in the scorecard's words. Appreciation of +3.16% per annum places it in the 85th percentile of its 2016-era cohort, three primary schools sit within 1km (the nearest, Kuo Chuan Presbyterian, at 0.58km), and at 694 units it lands in what the scorecard calls the "ideal scale for liquidity and facilities without crowding." Its weakest factor is future transformation at 3/10: the nearest confirmed catalyst, the Ang Mo Kio Cross Island Line interchange, is 1.84km away — "far enough that the impact on this project is modest."

2. The Gardens @ Bishan — 8.44, S

A 2004-vintage Far East Organization project in Sin Ming that the Thomson-East Coast Line transformed: it now sits 90m from Bright Hill MRT (TE7) — the best MRT score on this list — with the Bright Hill Cross Island Line interchange 0.27km away adding a confirmed forward catalyst. Appreciation of +4.82% per annum is 82nd percentile against its 2004 cohort, and Ai Tong School is a 0.38km walk. Two honest caveats: rental yield is 2.77%, which the scorecard flags as "below-average income return" (3/10), and the lease has about 70 years remaining — the shortest on this list.

3. The Panorama — 8.43, S

The only Ang Mo Kio project in the top five, on Ang Mo Kio Avenue 2 near Mayflower MRT (TE6, 0.54km). Its standout number is the schools score: CHIJ St. Nicholas Girls' is 0.22km away — effectively at the doorstep — with Ang Mo Kio Primary and Mayflower Primary also inside 1km. Appreciation of +4.45% per annum sits in the 88th percentile of its 2017-era cohort, the strongest percentile of the top three.

4. Jadescape — 8.12, S

The Shunfu Road mega-project (1,206 units) by Marymount MRT (CC16, 350m). It has the best secondary market score in Ang Mo Kio and Bishan: appreciation of +5.49% per annum, top 5% of its 2022-era cohort — "exceptional capital appreciation relative to peers of the same vintage." Its 4.24% rental yield is also the strongest of the five. The trade-offs: only one primary school within 1km (Catholic High at 0.59km), and at 1,206 units the scorecard notes "some intra-project resale competition."

5. Sky Habitat — 7.92, S

Sky Vue's Moshe Safdie-designed neighbour in Bishan Central, 320m from Bishan MRT. The profile is strong on everything structural — schools 10/10, size 10/10, MRT 9/10 — but the secondary market score is the soft spot: +1.61% per annum is 62nd percentile of its 2015 cohort, "near-median performance." Launched at famously ambitious 2012 pricing, the resale market has taken time to grow into it. Rental yield of 3.08% is below average.

Just behind, and worth knowing about: Clover By The Park (7.83) in Bishan Street 25 misses the list by 0.09 despite the single best appreciation record in the district — +4.47% per annum, top 1% of its 2011-era cohort — held back by a 0.98km walk to Bishan MRT and a 2.79% yield. Bishan Loft (7.63), an ex-HUDC-era EC, rounds out the S grades in Bishan Central.

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The Schools Belt

The pattern that separates Ang Mo Kio and Bishan from almost every other town in the data is the schools factor. Four of the top five score 10/10, and the names explain why: Ai Tong, CHIJ St. Nicholas Girls', Catholic High, Kuo Chuan Presbyterian — some of the most oversubscribed Primary 1 ballots in Singapore, all packed into one belt between Sin Ming and Ang Mo Kio Avenue 2. Under RPS weights, schools carry 20% of the score; in this district that 20% is nearly a free gift to most projects. Distance bands matter for ballot priority (within 1km beats 1–2km), so the sub-kilometre numbers above are not trivia — they are the mechanism.

The Thomson-East Coast Line is the other quiet re-rating. The Gardens @ Bishan and The Panorama were both mid-table on transit before Bright Hill and Mayflower stations opened; both now score 8–10 on MRT proximity, and Bright Hill's coming Cross Island Line interchange adds a second leg.

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The Honest Caveats

Yields are thin in Bishan Central. The Gardens @ Bishan (2.77%), Sky Habitat (3.08%) and Bishan Loft (3.09%) all carry below-average income returns. These are owner-occupier projects priced for school catchments and MRT access; if your thesis is rental income, Jadescape (4.24%) is the only top-five name that clears the bar.

Future transformation scores are modest. Bishan Central's nearest CRL catalyst is nearly 2km away; Sky Vue and Sky Habitat both score 3/10. Like Tampines, this is a mature estate where the infrastructure is already priced in. The exception is the Bright Hill cluster, where the CRL interchange is confirmed and close.

Everything in the top five is 99-year leasehold. Remaining tenure runs from about 70 years (The Gardens @ Bishan) to about 91 years (Jadescape). The district's freehold stock is concentrated in the Upper Thomson corridor we filtered out — that's the trade this list makes, location and schools over tenure.

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The Bottom Line

Filter D20 honestly and the story is Bishan's: four of the top five, anchored by walk-in MRT access at Bishan Central and Bright Hill, a nationally enviable primary-school belt, and cohort-beating appreciation at The Gardens @ Bishan and Jadescape. Ang Mo Kio's depth is thinner — The Panorama is its only S-grade representative this high up, with AMO Residence (6.89) too young to have proven its resale record and Centro Residences (7.42) held to near-median appreciation despite sitting 140m from Ang Mo Kio MRT.

What the data does not support is shopping "D20" as one market. A Braddell View, a Thomson boutique and a Bishan Central tower share a postal district and almost nothing else. Check where the project actually stands — not just its district code.

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Check How Your Condo Scores

Every condo in this article is among the 2,369 independently scored across Singapore — each graded on seven weighted factors: secondary market performance, schools, size, MRT proximity, tenure, rental yield, and future transformation.

Score your resale condo on RPS →

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Silas Tan is a District Director at Huttons Asia and co-founder of TRIBE. He built the Resale Project Scorecard (RPS) using 126,000+ URA REALIS transactions. This article is for informational purposes and does not constitute financial or investment advice. CEA Registration R000303I.