Bishan Park Condo: Guide to Prices, Units, Location and Who It Suits
Bishan Park Condominium is a 320-unit, low-rise 1994 condo on Sin Ming Walk near Bright Hill MRT and Ai Tong School. Facts, recent psf, rents, lease and who it suits.
Bishan Park Condominium is a low-rise, 320-unit condo on Sin Ming Walk, completed in 1994. Buyers searching for “Bishan Park condo” usually have two things in mind: big family-sized units at a lower psf than newer Bishan projects, and a location next to Bishan–Ang Mo Kio Park, Bright Hill MRT and Ai Tong School.
The trade-off is the lease. With about 63 years left, it needs a closer look at CPF and loan rules. This guide covers the verified facts, prices, rents, location and who it suits, then compares it with a new launch, LinkTown Residences (Hougang Central Residences).
Bishan Park Condominium at a glance
| Item | Details |
|---|---|
| Developer | Not verified (not listed on EdgeProp’s project page) |
| Tenure | 99-year leasehold from 1 Mar 1991 (about 63 years left as at Sep 2026) |
| District / region | District 20 (Bishan), in URA’s Central Region; confirm the market segment on URA’s map |
| Address | 16, 18, 20, 22 and 24 Sin Ming Walk |
| Units | 320, in blocks of up to 10 storeys |
| Completion (TOP) | 1994 |
| Site area | About 25,064 sqm (roughly 270,000 sq ft), with a gross floor area of about 52,634 sqm |
| Nearest MRT | Bright Hill (TE7), roughly 340 m straight line; Mayflower (TE6) about 840 m; Upper Thomson (TE8) about 1.3 km |
Sources: EdgeProp project page, accessed 29 Sep 2026. Distances are straight-line estimates between OneMap points; walking routes are longer.
Units: large and low-density
We could not verify a published unit mix or size schedule, so we have not listed one. What the data does show is that this is a condo of large homes: listings on EdgeProp in September 2026 were three-bedroom (two-bath) and four-bedroom (three-bath) units, and the highest recent deal was for a 1,539 sq ft unit. The site is large for 320 units, which points to a low-density layout with plenty of ground space. Asking prices in those listings ranged from about S$1.8 million to S$2.5 million; asking prices are not transaction prices.
Facilities are not listed on EdgeProp, so confirm with the managing agent what is available and whether any major works or sinking fund calls are planned, which matters more for a 1990s building. Our maintenance fees guide explains the sinking fund.
Bishan Park Condo prices and rents
Based on URA caveat data compiled on EdgeProp’s project page for the latest 12 months (accessed 29 Sep 2026):
- Average resale price: about S$1,462 psf
- Range: about S$1,329 to S$1,558 psf
- Highest recorded deal: S$1,558 psf in August 2026, for a 1,539 sq ft unit
- Rents: about S$3.0 to S$3.8 psf per month, averaging about S$3.3 psf per month, an implied gross yield of about 2.7%
The psf is low for Bishan because the units are large and the lease is shorter. On quantum, a 1,500 sq ft home at the average psf works out to about S$2.19 million.
The lease: what 63 years means
Under CPF rules, you can use CPF in full only if the remaining lease covers the youngest buyer to age 95. With about 63 years left, that works for a youngest buyer aged about 32 or older today; younger buyers face pro-rated CPF usage. Banks may also be more cautious with shorter leases. Future buyers face the same rules with fewer years left, which can narrow the resale pool. Check with CPF Board and your bank, and see our CPF guide and leasehold vs freehold guide.
Location and amenities
By straight-line distance from OneMap points, the Pond Gardens side of Bishan–Ang Mo Kio Park is about 550 m away, which makes the park a real part of daily life for runners and families. Thomson Plaza is about 1.3 km away, and Junction 8 and Bishan MRT are about 2.5 km away.
Schools: Ai Tong School is roughly 630 m away by straight line, and Catholic High School about 2 km. Always confirm P1 distance bands on OneMap; our P1 registration guide explains the phases.
Transport: Bright Hill (TE7) is on the Thomson-East Coast Line, which runs to Orchard and the city. It is also set to become an interchange on Cross Island Line Phase 1, targeted around 2030. The CRL will run from Bright Hill through Teck Ghee, Ang Mo Kio, Tavistock and Serangoon North to Hougang, so residents will gain a direct line into the north-east. See our CRL Phase 1 stations guide.
Pros and cons
- Pros: large family units; low-rise, low-density living; next to Bishan–Ang Mo Kio Park; short walk to a TEL station that will become a CRL interchange; Ai Tong School nearby; lower psf than newer Bishan condos.
- Cons: about 63 years of lease left, affecting CPF, loans and future resale demand; a 1994 building with older fittings and potentially higher upkeep; rental yield of about 2.7%; developer and facilities not verifiable from our sources.
Who Bishan Park Condo suits
It suits established families who need space, value the park and the school cluster, and plan to stay for many years, especially buyers who are past their early thirties and can use CPF in full. It suits younger buyers and investors less, because of the lease profile.
Resale condo or new launch?
LinkTown Residences (Hougang Central Residences) is a new private condo on the Hougang Central mixed-use GLS site, directly linked to Hougang MRT, which becomes an NEL–CRL interchange. Once the CRL opens, Bright Hill and Hougang will be on the same line.
| Bishan Park Condominium | LinkTown Residences | |
|---|---|---|
| Status | Completed 1994; resale | New launch; sales expected early 2027 |
| Lease left | About 63 years | 99 years from the 2026 award |
| Rail | Bright Hill TE7, future CRL interchange | Direct link to Hougang NE14, future CRL interchange |
| Price | ~S$1,462 psf (EdgeProp 12-month average) | ~S$2,500–2,600 psf (analyst estimate) |
| Move-in | On completion of purchase | Expected 2030/2031 |
Bishan Park offers space and a central-region address now, at a much lower psf. LinkTown offers a full lease, smaller new units and an integrated mall, at a higher expected psf. UOL’s August 2026 results guide a 2H 2027 launch; no prices have been released. For more Bishan options, see Sky Habitat and our Bishan condos guide.
Bishan Park Condominium figures are based on publicly reported information and transaction data as at 29 Sep 2026. LinkTown pricing is an indicative analyst estimate, not a released price. Verify CPF and loan rules with CPF Board and your bank.
More condo guides in central Singapore: Park Colonial Woodleigh, City Square Residences, Eight Riversuites.
Comparing an older, larger unit with a new launch on a full lease? Explore LinkTown Residences and register for updates when prices are released.
