Good Deals in Bishan – 3 Attractive Condos to Look At

by Aktive Learning on May 22, 2017

y KK Tong (Guest Contributor)

Bishan is an estate smack in the centre of Singapore. Just like everywhere else in this small island of ours, homebuyers will find that there are many condominiums here for the picking. The burning question is, “Which condo?”

Bishan is an extremely popular estate among homebuyers and investors alike, so the average prices of condos here will be higher as compared to estates like Woodlands and Yishun. HDB flats in this estate do not come cheap either.

Location-wise, Bishan is at the northern part of the central region and is bordered by Ang Mo Kio to the north, Toa Payoh to the south, and Serangoon to the east. It has a relatively small population of about 91,000.

Amenities in Bishan

Bishan is a mature town and has all the necessary amenities – schools, shopping, transport, and recreation facilities are readily available. Schools here include Ai Tong Primary School, Catholic High School, Guangyang Secondary School, Bishan Park Secondary School, and Raffles Institution.

The main expressway serving Bishan is the Central Expressway (CTE), which links the city centre to the central and northern parts of Singapore. Residents who rely on the MRT have access to Bishan and Marymount MRT stations. A bus interchange is located about 200 metres from the Bishan MRT Station. A new MRT station, Bright Hill MRT Station, will be completed in 2020.

Shoppers are able to get their dose of shopping and dining at Junction 8, a shopping centre linked to the Bishan MRT Station. Thomson Plaza, another shopping centre, is located on Upper Thomson Road.

Bishan also boasts a sports hall, a stadium, a swimming complex, as well as a library. The Bishan-Ang Mo Kio Park is a green lung providing residents a space to exercise and relax.

Our Criteria for Shortlisting Condos

The featured condos in this article are those developments relatively nearer to the MRT stations. I’ve excluded developments which are still under construction and which have not obtained their T.O.P.

For Bishan, I’ve shortlisted three condos – one near Bishan MRT Station, and another two near Marymount MRT Station.

Condo #1 – Bishan 8

Our first condo, a mere 200 metres from Bishan MRT station, is Bishan 8, a project completed in 2000 by Far East Organisation.

Figure 1: Bishan 8

Condo #2 – Rafflesia

The second condo featured is Rafflesia Condominium, completed in 2002 by Far East Organisation.

Figure 2: Rafflesia Condominium

Condo #3 – Seasons View

Finally, we have Seasons View, completed in 2000 by Orchard Parade Holdings Ltd.

Figure 3: Seasons View

Comparing the three condos

All the featured condos are very close in age, as well as in unit sizes.

Of the three condos, Bishan 8 is closest to the MRT station, and it also has the most amenities within walking distance. The number of transactions over the last twelve months for all the featured condos are pretty similar. In terms of average psf price, at $1082, Bishan 8 is the highest, being $71 and $92 higher than Rafflesia and Seasons View, in that order.

While both Rafflesia and Seasons View are within reasonable walking distance to Marymount MRT Station (at 400 metres and 480 metres respectively), there are hardly any amenities nearby. The main attraction of Rafflesia seems to be its proximity to Raffles Institution, and for Seasons View, to Catholic High School.

So which one would I choose?

Purely in terms of financial quantum, Seasons View offers the lowest psf price and is relatively near to the MRT station (480 metres). However, there is a dearth of amenities within walking distance. If I had to choose, I would probably plump for Bishan 8 due to its convenience in terms of transportation and accessibility to amenities. Moreover, its location is across the road from the busy area of Junction 8, so it will not be overly noisy or crowded. Based on these positive attributes, it does not command an excessively high psf premium over the other two condos.

Posted courtesy of, a Singapore property blog dedicated to helping you understand the real estate market and make better decisions. Click here to get your free Property Beginner’s and Buyer’s Guide.

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