PSF

District 20 Resale · 3BR $1,957 psf ▼ $146 District 20 Resale · 2BR $2,093 psf ▲ $10 District 20 Resale · 1BR $1,858 psf ▼ $104 District 20 Resale · 4BR $1,548 psf ▼ $187

Sold

Flame Tree Park 3-Bedroom $3.94MSOLD Faber Garden Condominium 3-Bedroom $3.67MSOLD Goldenhill Park Condominium 3-Bedroom $3.21MSOLD Country Grandeur 3-Bedroom $3.20MSOLD Jadescape 3-Bedroom $3.06MSOLD Clover By The Park 3-Bedroom $2.92MSOLD

Home/Buy/District 20

District Intelligence · Singapore 2026

District 20.

Ang Mo Kio / Bishan — RCR's school-catchment stronghold, family-first pricing power. Everything about buying, selling and renting here, refreshed live.

BuyingBuyer's Market

SellingBalanced Market

RentingLandlord's Market

Explore resale data → Data deep-dive

Live · Snapshot

Median PSF$1,858

MoM change▼ 10.8%

Market Segment RCR

18-mo transactions43 / mo (Jul)

PSF rank#5 of 9 RCR

— URA Realis · Verified as of 26 Aug 2026 · Data through Jul 2026

New launch unsold stock—

Rental vacancy—

Rent, QoQ—

The Neighbourhood · District 20

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.

Bishan & Ang Mo Kio — family-first central-north corridor

Sky Habitat, The Gardens at Bishan — private alternatives to HDB

Bishan-Ang Mo Kio Park — daily use for young families

School catchment demand keeps prices firm

Illustrative placeholders, future: curated pull from location_pois (2-4 hand-picked highlights, not a full list)

Median price

$1.73M

+2.4% YoY

Median PSF

$1,858

-10.8% MoM

Transactions (18mo)

646

avg 36/mo

YoY volume Δ

+2.4%

vs Jul 2025

Txn velocity (proxy)

36/mo

SG resale has no "days on market" field, caveats/month is the closest live proxy.

District 20 · drag to explore

By bedroom type

Median PSF, Jul 2026

3BR

Dominant · 22 caveats

$1,957

2BR

12 caveats

$2,093

1BR

4 caveats

$1,858

4BR+

1 caveats

$1,548

In view right now

What's nearby

Pans/updates live as you move the map, click any pin or row to jump there. Locked to this area only.

Data deep-dive · practitioner-grade research

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.

Live · BigQuery → Jinja2

PSF by type

Last 6 months

1BR2BR3BR (dominant)4BR+

Special units

The MOAT

Penthouse

6 transacted, 18mo

$1,381

Dual-key

0 transacted, 18mo

—

Study

8 transacted, 18mo

$1,946

Duplex / Sky

1 transacted, 18mo

$1,423

Private resale's differentiator vs Town Page: special-unit inventory (penthouse/dual-key/study/duplex) that HDB has no equivalent for.

Home-School Distance Checker

Schools nearby

Within 2km of District 20

Loading nearby schools…

See all schools in District 20 → Compare all schools' P1 odds in this area →

Full postal-code checker lives on its own page, not rebuilt here

Admissions Leg-Up

Affiliated schools

Primary schools here with a direct secondary pathway

CHIJ St. Nicholas Girls' School (Primary)→CHIJ St. Nicholas Girls' School (Secondary)

Same school, split campusGirls primaryGirls secondary→ Catholic Junior College

PSLE COP 2025 (aff. → non-aff.):PG3 7(M) - 14 → 6(M) - 8(M)· PG2 - → -· PG1 - → -

Catholic High School (Primary)→Catholic High School (Secondary)

Same school, split campusBoys primaryBoys secondary→ Catholic Junior College

PSLE COP 2025 (aff. → non-aff.):PG3 7 - 12 → 6(D) - 8(M)· PG2 - → -· PG1 - → -

Kuo Chuan Presbyterian Primary School→Kuo Chuan Presbyterian Secondary School

Affiliated schoolCo-Ed primaryCo-Ed secondary→ St Andrew's Junior College

PSLE COP 2025 (aff. → non-aff.):PG3 8 - 20 → -· PG2 21 - 25 → 21 - 23· PG1 26 - 28 → 25 - 30*

Full affiliation reference guide → Source: MOE Schoolfinder

GLS + New Launch supply

Units in the pipeline, 2024–2026

Launch pipeline

Next 90 days

Amo Residence

D20 · 372u · TOP 2026

TOP Soon

Thomson Reserve

D20 · By BUC

Confirmed

Artisan 8

D20 · 34u · By BUC

Preview

Absorption signal

Ronnie's read

Ronnie's signal · verified as of 26 Aug 2026

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.