Bishan Property: 307 Listings in Singapore's Newest Sub-Regional Centre
Updated 2026-09-23
Bishan sits at the intersection of the North South Line and Circle Line, making it one of the best-connected HDB towns in Singapore. With 307 live listings averaging S$1,951,292 and a URA-designated upgrade to sub-regional centre status, the estate is entering a new phase of growth.
What is Bishan like to live in?
Bishan is a mature residential town in Singapore's Central Region, built in the mid-1980s as one of the first HDB estates to move away from the brutalist style of earlier public housing. Its blocks, particularly along Bishan Street 12 and Bishan Street 13, are recognised by their distinctive colourful roofs and covered linkways. The town sits between the Central Expressway and Bishan-Ang Mo Kio Park, one of the largest urban parks in central Singapore, with a naturalised river running through it.
Daily needs are well covered. Junction 8, the town's main shopping mall, connects directly to the MRT station and houses supermarkets, food outlets, a public library branch, and medical clinics. A hawker centre, sports hall, and stadium round out the amenities within walking distance. For families, the combination of park space, school density, and transport access makes Bishan one of the more complete heartland estates on the island.
How well connected is Bishan MRT?
Bishan MRT station (NS17/CC15) is an interchange serving both the North South Line and the Circle Line. That dual-line access means residents can reach Orchard Road in about four stops, Dhoby Ghaut in five, and Raffles Place in under 25 minutes without changing trains. The Circle Line adds one-seat rides to one-north, Buona Vista, and Holland Village.
The Central Expressway runs along the western edge of the estate, putting the CBD roughly 12 to 15 minutes away by car during off-peak hours. Bishan Bus Interchange, integrated with the MRT station, serves more than 15 bus routes connecting to Toa Payoh, Ang Mo Kio, and the northern suburbs. Bright Hill station on the Cross Island Line, currently under construction nearby, will add a third MRT line to the immediate area once operational.
What does Bishan property cost?
Across 307 live listings on Hombble, the average asking price in Bishan is S$1,951,292 at S$1,206 per square foot for an average size of 1,392 sqft. The mix skews heavily toward public housing: 218 HDB listings, 62 condominiums, and 27 landed properties.
HDB resale prices in Bishan carry a clear premium over the national average. Four-room flats typically transact between S$700,000 and S$950,000, with a median of around S$788,000, roughly 25 per cent above the Singapore-wide median of S$630,000. For buyers searching for condos near Bishan MRT, developments such as Bishan 8, a 200-unit leasehold project completed in 1999 along Bishan Street 21, have seen recent transactions averaging around S$1,830 per square foot. Newer launches in the precinct push above S$2,000 psf.
Schools near Bishan MRT
Bishan is one of the most school-dense HDB towns in Singapore, which is a significant driver of its price premium. Four primary schools fall within the estate: Ai Tong School, Guangyang Primary School, Catholic High School (Primary Section), and Kuo Chuan Presbyterian Primary School. For families with primary-age children, living within one kilometre of a preferred school matters for ballot priority during Phase 2C registration.
At the secondary level, Catholic High School, Kuo Chuan Presbyterian Secondary School, and Guangyang Secondary School are all located in Bishan. Raffles Institution sits at the northern edge of the town along Bishan Street 25. For post-secondary education, Eunoia Junior College is nearby. This cluster of established schools is a consistent reason buyers pay above-market prices for HDB flats on streets like Bishan Street 12, Bishan Street 13, and Bishan Street 15.
What is the outlook for Bishan property?
The URA Draft Master Plan 2025 designated Bishan Town Centre as a new sub-regional centre, the first time a mature HDB town has received this classification. The plan introduces more than two million square feet of commercial and office space around Junction 8 and the bus interchange, at a scale the government has compared to Paya Lebar Central. Bishan Place, the road behind Junction 8, is earmarked for transformation into a landscaped pedestrian mall.
Planned additions include a polyclinic, a possible new hawker centre integrated with a revamped bus interchange, and more retail and dining options. These upgrades, combined with the future Cross Island Line connection at Bright Hill, position Bishan for a shift from a primarily residential town to a live-work-play hub. For existing owners in blocks along Bishan Street 12 or Bishan Street 13, the proximity to this expanded town centre could support continued price growth. For buyers, the window before these plans materialise is when the premium has not yet fully priced in the transformation.