Median condo, EC & landed prices, PSF and the latest transactions across Ang Mo Kio, Bishan, Upper Thomson — straight from URA private residential data, updated to 2026-06. No estimates.
Medians from the most recent 1,000 District 20 private residential caveats.
| Property type | Transactions | Median price | Median PSF |
|---|---|---|---|
| Condo / Apartment | 731 | S$1,860,000 | S$1,953 |
| Executive Condo | 27 | S$2,165,000 | S$1,577 |
| Landed | 242 | S$4,955,000 | S$2,065 |
| Project | Transactions | Median price | Median PSF |
|---|---|---|---|
| Jadescape | 146 | S$1,771,500 | S$2,291 |
| The Panorama | 51 | S$2,080,000 | S$2,032 |
| Sembawang Hills Estate | 49 | S$5,080,000 | S$2,233 |
| Braddell View | 49 | S$1,718,000 | S$1,047 |
| Thomson Grand | 37 | S$2,480,000 | S$1,784 |
| Grandeur 8 | 34 | S$1,837,500 | S$1,452 |
| Sky Vue | 33 | S$1,500,000 | S$2,172 |
| Thomson Three | 32 | S$1,576,500 | S$2,092 |
| Price | Type | Project | Area | PSF | Month |
|---|---|---|---|---|---|
| S$1,845,000 | Condominium | Grandeur 8 | 111 sqm | S$1,544 | 2026-06 |
| S$5,380,000 | Semi-detached | Thomson Park | 277 sqm | S$1,802 | 2026-06 |
| S$2,950,000 | Condominium | The Gardens At Bishan | 158 sqm | S$1,735 | 2026-06 |
| S$2,730,000 | Condominium | Sky Habitat | 113 sqm | S$2,244 | 2026-06 |
| S$4,350,000 | Terrace | Thomson Garden Estate | 154 sqm | S$2,619 | 2026-06 |
| S$3,350,000 | Condominium | Flame Tree Park | 148 sqm | S$2,103 | 2026-06 |
| S$2,588,000 | Condominium | Clover By The Park | 120 sqm | S$2,004 | 2026-06 |
| S$2,150,000 | Condominium | Tresalveo | 93 sqm | S$2,148 | 2026-06 |
| S$2,688,888 | Apartment | Amo Residence | 97 sqm | S$2,575 | 2026-05 |
| S$3,200,000 | Apartment | Amo Residence | 120 sqm | S$2,477 | 2026-05 |
Primary 1 registration gives priority to children living within 1 km, then 2 km, of a school — which is why a home near a sought-after school commands a premium. Here is how each primary school in District 20 (Ang Mo Kio, Bishan, Upper Thomson) fared in the 2025 P1 Registration Exercise.
| School | 2025 P1 outcome | Phase 2C · applied / places |
|---|---|---|
| Kuo Chuan Presbyterian Primary School | Balloted · within 1km | 113 / 59 · 1.92× |
| Ai Tong School SAP | Balloted · within 1km | 81 / 43 · 1.88× |
| Catholic High School IP SAP | Balloted · within 1km | 72 / 40 · 1.80× |
| CHIJ St. Nicholas Girls' School IP SAP | Balloted · within 1km | 71 / 41 · 1.73× |
| Anderson Primary School | Balloted · 1–2km | 91 / 65 · 1.40× |
| Jing Shan Primary School | Balloted · PR tier | 50 / 60 · 0.83× |
| Teck Ghee Primary School | All applicants admitted | 76 / 137 · 0.55× |
| Ang Mo Kio Primary School | All applicants admitted | 36 / 123 · 0.29× |
| Mayflower Primary School | All applicants admitted | 26 / 91 · 0.29× |
| Townsville Primary School | All applicants admitted | — |
Within 1km is the most competitive outcome — even Singapore-citizen families living within 1 km had to ballot in 2025. School is placed in this district by its postal sector; confirm the exact 1 km / 2 km band for a specific address on MOE SchoolFinder. School locations are geocoded (approximate); balloting outcomes vary year to year.
The median private-residential price in District 20 (Ang Mo Kio, Bishan) is S$2,250,000 as of 2026-06, with a median S$1,956 per square foot — based on 1,000 recent URA caveats.
The median price of a Condo / Apartment in District 20 is S$1,860,000 (median S$1,953 per square foot), from 731 recent caveats.
Jadescape has the most recorded caveats in District 20 (146), at a median S$1,771,500.
Figures are derived from URA private-residential caveat data, updated to 2026-06. They reflect actual transacted prices across condos, ECs and landed — no asking prices or estimates.