Examining recent record condo sales in District 20 (AMK, Bishan)

The private residential market in District 20 — covering Ang Mo Kio and Bishan — has been capturing strong interest from buyers and investors, with several notable record condominium transactions in recent years. This trend underscores the area’s appeal, supported by connectivity, lifestyle amenities, and solid resale performance.

One of the headline-grabbing transactions in the district came from AMO Residence, a development yet to be completed, which recorded an impressive penthouse sale of approximately S$6 million, translating to around S$2,406 per square foot — one of the highest on record in the area.

AMO Residence was 98% sold on its first day of launch.

Among existing residential projects, resale data in 2025 reveal healthy price levels across a number of developments in the estate:

• Clover By The Park (Bishan Street 25) has achieved high resale prices in recent transactions — with some units reaching upwards of S$2,129 per square foot — reflecting sustained demand for mid-sized family-friendly projects with good connectivity.

• Jadescape as one of the largest condominium developments in the Bishan–Thomson area, Jadescape has consistently recorded healthy resale activity. Several units have transacted above S$2,000 psf, reflecting sustained demand for well-located, large-scale developments near MRT lines.

These strong resale figures are a departure from earlier periods when the district’s condo market was more moderate compared to Singapore’s core city districts. They highlight how buyer preferences are increasingly valuing space, accessibility, and neighbourhood quality outside the traditional city fringe.

Looking beyond individual projects, broader market data demonstrate that District 20’s condominium segment has provided notable returns. In mid-2025 research, condos in Ang Mo Kio and Bishan posted among the highest annualised unlevered returns across Singapore districts — reflecting strong capital appreciation relative to previous transactions.

This performance may be supported by several structural strengths:

• Excellent transport links, including the North-South (NSL) and Circle (CCL) MRT Lines, as well as the newer Thomson-East Coast Line (TEL), enhancing connectivity to the city.

• Proximity to reputable schools such as Ai Tong School, Catholic High School, Kuo Chuan Presbyterian Primary School, Raffles Institution and Raffles Girls’ School, making the area attractive to families.

The record and near-record condo sales in District 20 signal confidence in this market’s resilience and appeal. For sellers, recent high transactions may encourage owners considering unlocking value, especially if their units are well-located within developments that are active in the resale market. For buyers, although price levels have risen, the area’s fundamentals — strong transport connectivity, amenities, and family-oriented appeal — continue to underpin demand.

As Singapore’s property market evolves, District 20 remains an attractive alternative to both the city fringe and more distant OCR (Outside Central Region) locations. With ongoing development and infrastructure upgrades, strong resale prices suggest that both homeowners and investors are increasingly viewing Ang Mo Kio and Bishan as long-term portfolio assets.

If you’re considering selling, leasing, or investing in this precinct, understanding where record prices have been set — and why — can be a powerful tool in shaping your property strategy.