District 20.
Ang Mo Kio / Bishan — RCR's school-catchment stronghold, family-first pricing power. Everything about buying, selling and renting here, refreshed live.
School catchment decides half the buying decision here — a family-first central-north corridor.
District 20 is where school catchment decides half the buying decision. Bishan and Ang Mo Kio anchor a family-first central-north corridor, and towers like Sky Habitat and The Gardens at Bishan give private buyers a genuine alternative to the surrounding HDB blocks. Bishan-Ang Mo Kio Park runs through the middle of it, which every family with young kids ends up using constantly. Prices reflect the school demand, so don't expect a discount just because it's north of Orchard.
Median PSF, Jul 2026
What's nearby
PSF Trend
One line per bedroom type, 6 months — not a single blended average. 3-bedders carry the volume; watch the spread between 1BR and 4BR+ widen or compress.
Last 6 months
The MOAT
Schools nearby
Units in the pipeline, 2024–2026
Next 90 days
Ronnie's read
D20 is holding a Seller's Market signal, PSF up 2.8% MoM and volume up 20% against May last year, a firmer setup than most of the RCR right now. Ranking #3 of 9 RCR districts on PSF, Bishan and Ang Mo Kio's school-catchment demand keeps pricing power on the seller's side. Volume at 36 transactions against a typical 37 shows this market moving at its usual pace, not overheating. For buyers chasing this postcode specifically for schools, patience and a strong offer both matter here.