RPS · Resale Project Scorecard
Bishan Park Condo — Grade S
RPS score 7.44/10 · D20 · Ang Mo Kio, Bishan, Thomson · 320 units · scored across 7 weighted factors — methodology published.
99YR · Hong Leong Holdings Limited · TOP 1994
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +4.14% — top-quartile performance within its 1994-era cohort (72th percentile).
3 primary schools within 1km (nearest: AI TONG SCHOOL at 0.56km). Exceptional school catchment — strong appeal for families with young children.
320 units — good project size supporting active resale market and adequate facilities.
350m from Bright Hill Mrt Stn (TE7) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.43% — weak income return.
99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Bright Hill MRT CRL interchange (CR13, CRL1) at 0.44km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: AI TONG School, CHIJ ST. Nicholas Girls' School (Primary), ANG MO KIO Primary School.
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The verdict· Scores updated September 2026
Bishan Park Condo scores 7.44 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 190th of 2,357 resale condos scored in Singapore and 11th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Rental Yield (2/10). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: total returns.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Bishan Park Condo
12 months to September 2026 (Oct 2025 – Sep 2026): 8 resale transactions, median $1,474 psf, median price $1.98M. Median PSF is up 5.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,400 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,462 psf | $2.08M |
| Jan–Mar 2026 | 2 | $1,397 psf | $1.91M |
| Apr–Jun 2026 | 1 | $1,505 psf | $2.27M |
| Jul–Sep 2026 | 3 | $1,511 psf | $2.00M |
| 12-month total | 8 | $1,474 psf | $1.98M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Bishan Park Condo: frequently asked questions
Answers generated from the scorecard data — RPS rank 190th of 2,357, scores updated September 2026.
- Is Bishan Park Condo a good buy in 2026?
- Bishan Park Condo scores 7.44/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 190th of 2,357 Singapore resale condos and 11th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. Key weaknesses: total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Bishan Park Condo?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 8 resale transactions at Bishan Park Condo, at a median of $1,474 psf and a median price of $1.98M (range $1,329 psf to $1,558 psf). The median PSF is up 5.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,400 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Bishan Park Condo from the nearest MRT station?
- Bishan Park Condo is about 350m from Bright Hill MRT (TE7), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Bishan Park Condo compare with Thomson Impressions?
- Thomson Impressions is the project scored next to Bishan Park Condo on the District 20 ranking: 7.56 (Grade S) against Bishan Park Condo's 7.44 (Grade S). Bishan Park Condo scores higher on Project's Historical Performance (8 vs 7) and Primary School Effect (10 vs 9); Thomson Impressions scores higher on Rental Yield (2 vs 6) and Tenure (5 vs 8).
- Which primary schools are within 1km of Bishan Park Condo?
- 3 primary schools are within 1km of Bishan Park Condo: AI TONG School, CHIJ ST. Nicholas Girls' School (Primary), ANG MO KIO Primary School. 3 primary schools within 1km (nearest: AI TONG SCHOOL at 0.56km). Exceptional school catchment — strong appeal for families with young children. Bishan Park Condo scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Bishan Park Condo, and how big is the project?
- Bishan Park Condo is 99-year leasehold, completed in 1994, has 320 units, developed by Hong Leong Holdings Limited. 99YR tenure — about 64 years remaining; some long-term decay exposure but not imminent. 320 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Bishan Park Condo in Ang Mo Kio, Bishan, Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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