RPS · Resale Project Scorecard
Bishan Point — Grade A
RPS score 7.06/10 · D20 · Ang Mo Kio, Bishan, Thomson · 164 units · scored across 7 weighted factors — methodology published.
99YR · FIRST COVENTRY DEVELOPMENT PTE LTD · TOP 2005
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +4.58% — top-quartile performance within its 2005-era cohort (80th percentile).
1 primary school within 1km (AI TONG SCHOOL, 0.11km away). Adequate but narrow school optionality.
164 units — boutique development. Lower transaction frequency and limited shared facilities.
400m from Bright Hill Mrt Stn (TE7) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.61% — below-average income return.
99YR tenure — about 70 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 0.27km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: AI TONG School.
The verdict· Scores updated September 2026
Bishan Point scores 7.06 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 323rd of 2,357 resale condos scored in Singapore and 17th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Rental Yield (3/10). Strong project with clear strengths. 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 Point
12 months to September 2026 (Oct 2025 – Sep 2026): 4 resale transactions, median $1,842 psf, median price $1.72M. Median PSF is up 5.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,744 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 2 | $1,811 psf | $1.70M |
| Apr–Jun 2026 | 2 | $1,877 psf | $2.07M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 4 | $1,842 psf | $1.72M |
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 Point: frequently asked questions
Answers generated from the scorecard data — RPS rank 323rd of 2,357, scores updated September 2026.
- Is Bishan Point a good buy in 2026?
- Bishan Point scores 7.06/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 323rd of 2,357 Singapore resale condos and 17th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Strong project with clear strengths. 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 Point?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 4 resale transactions at Bishan Point, at a median of $1,842 psf and a median price of $1.72M (range $1,794 psf to $1,897 psf). The median PSF is up 5.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,744 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 Point from the nearest MRT station?
- Bishan Point is about 400m 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 Point compare with Thomson Grand?
- Thomson Grand is the project scored next to Bishan Point on the District 20 ranking: 7.29 (Grade A) against Bishan Point's 7.06 (Grade A). Bishan Point scores higher on Project's Historical Performance (8 vs 7) and Rental Yield (3 vs 2); Thomson Grand scores higher on Project Size (5 vs 8) and Tenure (7 vs 8).
- Which primary schools are within 1km of Bishan Point?
- One primary school is within 1km of Bishan Point: AI TONG School. 1 primary school within 1km (AI TONG SCHOOL, 0.11km away). Adequate but narrow school optionality. Bishan Point scores 9/10 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 Point, and how big is the project?
- Bishan Point is 99-year leasehold, completed in 2005, has 164 units, developed by FIRST COVENTRY DEVELOPMENT PTE LTD. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 164 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Bishan Point 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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