# Four-bedder at Bishan Park Condominium resold at $1.77 mil profit, the highest at the development

- **Source:** EdgeProp Singapore
- **Published:** 2026-10-15T05:00:00.000Z
- **Author:** Ng Ming Yang
- **Original:** https://www.edgeprop.sg/property-news/four-bedder-bishan-park-condominium-resold-177-mil-profit-highest-development
- **Topics:** Private Residential, Government & Policy, Transactions & Deals

## Featured rationale

The record gain signals sustained demand for Bishan and Upper Thomson homes and could support resale values for older leasehold projects near improving MRT connectivity.

## AI summary

A Bishan Park Condominium four-bedroom unit sold for $2.28 million, generating a development-record $1.77 million profit and 7.7% annualised gain over nearly 20 years.

## Original article

A 1,550 sq ft, four-bedroom unit at Bishan Park Condominium changed hands for $2.28 million ($1,471 psf) earlier this month, according to URA caveats. The seller had bought it for $515,000 ($332 psf) in October 2006.

This translates to a profit of $1.77 million, or an annualised gain of 7.7% over nearly 20 years, excluding transaction and financing costs.

No resale at the development has been more profitable. The previous record gain of $1.55 million was made in January 2024 from the sale of a 1,507 sq ft four-bedroom unit (see Table 1).

Read also: Spike in number of new private homes sold in September 2026 as larger-quantum deals dominate

Bought for $505,000 ($335 psf) in April 2004, the unit was sold for $2.05 million ($1,360 psf). This translates to an annualised gain of 7.3% over nearly 20 years.

Table 1: Top three profitable transactions for Bishan Park Condominium
Sale date | Address | Area (sq ft) | Bedrooms | Sale price ($ psf) | Purchase date | Purchase price ($ psf) | Profit ($) | Holding period (years)
Oct 2026 | 18 Sin Ming Walk #04-XX | 1,550 | 4 | 1,471 | Oct 2006 | 332 | 1,765,000 | 19.9
Jan 2024 | 16 Sin Ming Walk #03-XX | 1,507 | 4 | 1,360 | Apr 2004 | 335 | 1,545,000 | 19.8
Feb 2024 | 24 Sin Ming Walk #10-XX | 1,539 | 3 | 1,351 | Apr 2007 | 406 | 1,455,000 | 16.8

The subject unit’s two previous owners on record both sold at a loss. The earlier owner bought it for $935,000 ($603 psf) in May 1997, shortly before the Asian Financial Crisis. In September 2001, that owner sold it for $640,800 ($413 psf), losing $294,200. The next owner sold it for $515,000 in October 2006, losing another $125,800.

Units at the development continue to change hands regularly, with 19 resale transactions in 2024 and 13 in 2025. Seven resale deals have been recorded at the development so far this year.

Based on caveats lodged, every resale at the development since 2011 has been profitable. All 43 recorded losses were incurred by owners who bought between 1995 and 2003.

Bishan Park Condominium is located along Sin Ming Walk in District 20, within the Rest of Central Region (see Map 1). Completed in 1994, the development comprises 320 three- and four-bedroom units across five blocks. It has a remaining lease of about 63 years.

Primary schools within a 1km radius include Ai Tong School, CHIJ St. Nicholas Girls’ School and Ang Mo Kio Primary School. For green space, parks close by include the Lower Peirce Reservoir Park and Bishan-Ang Mo Kio Park.

Read also: From $833 to $1,312 psf ppr: What has been driving a decade of rising GLS land prices?

The condominium is a short walk from Bright Hill MRT Station on the Thomson-East Coast Line, which is set to become an interchange with the Cross Island Line by 2030.

Ultimately, the record gain suggests that demand for homes in the Bishan and Upper Thomson area remains firm, even for older leasehold developments.

Nearby, the new 1,268-unit Thomson Reserve condominium project is slated for launch on October 31. CapitaLand Development and UOL Group are jointly developing the 99-year leasehold project, which is a two-minute walk to Upper Thomson MRT Station.

Thomson Reserve is being built on the site of the former Thomson View, a 255-unit condominium along Bright Hill Drive built in 1987. The developers bought it en bloc for $810 million in 2024.

Check out the latest listings for Bishan Park Condominium properties

## Chinese translation

> Translation model: grok_cli

### 碧山公园共管公寓一套四房单位转售获利177万新元，为该项目最高

邻近光明山地铁站的碧山公园共管公寓四房单位持有近20年后转售，获利177万新元，创下纪录

根据市区重建局（URA）caveat备案，碧山公园共管公寓（Bishan Park Condominium）一套1,550平方英尺的四房单位本月稍早以228万新元（每平方英尺1,471新元）易手。卖家于2006年10月以515,000新元（每平方英尺332新元）购入。

这相当于获利177万新元，即近20年的年化收益率为7.7%，未计入交易及融资成本。

该项目没有任何转售交易的获利高于此宗。此前的纪录收益为155万新元，来自2024年1月出售的一套1,507平方英尺四房单位（见表1）。

另请阅读：2026年9月新建私人住宅成交宗数飙升，总价较高的交易占主导

该单位于2004年4月以505,000新元（每平方英尺335新元）购入，售出价格为205万新元（每平方英尺1,360新元）。这相当于近20年的年化收益率为7.3%。

表1：碧山公园共管公寓获利最高的三宗交易
出售日期 | 地址 | 面积（平方英尺） | 卧室数 | 售价（每平方英尺新元） | 购入日期 | 购入价（每平方英尺新元） | 利润（新元） | 持有期（年）
2026年10月 | 18 Sin Ming Walk #04-XX | 1,550 | 4 | 1,471 | 2006年10月 | 332 | 1,765,000 | 19.9
2024年1月 | 16 Sin Ming Walk #03-XX | 1,507 | 4 | 1,360 | 2004年4月 | 335 | 1,545,000 | 19.8
2024年2月 | 24 Sin Ming Walk #10-XX | 1,539 | 3 | 1,351 | 2007年4月 | 406 | 1,455,000 | 16.8

记录显示，该单位此前两任业主均亏损出售。更早的业主于1997年5月、亚洲金融危机前不久，以935,000新元（每平方英尺603新元）购入。2001年9月，该业主以640,800新元（每平方英尺413新元）售出，亏损294,200新元。下一任业主于2006年10月以515,000新元售出，再亏损125,800新元。

该项目单位仍定期转手，2024年有19宗转售交易，2025年有13宗。今年迄今，该项目已录得7宗转售交易。

根据已提交的caveat备案，该项目自2011年以来的每一宗转售均有获利。录得的全部43宗亏损，均由1995年至2003年间购入的业主产生。

碧山公园共管公寓位于第20邮区新民径（Sin Ming Walk），属中央区其余地区（Rest of Central Region）（见地图1）。项目于1994年竣工，共有320个三房及四房单位，分布在五座楼宇中。剩余租约约63年。

1公里范围内的小学包括爱同学校（Ai Tong School）、圣尼各拉女校（CHIJ St. Nicholas Girls' School）和宏茂桥小学（Ang Mo Kio Primary School）。绿地方面，附近公园包括下段实里达蓄水池公园（Lower Peirce Reservoir Park）和碧山—宏茂桥公园（Bishan-Ang Mo Kio Park）。

另请阅读：从每平方英尺（按容积率计）833新元到1,312新元：是什么在推动政府售地计划（GLS）地价十年上涨？

该共管公寓距离汤申—东海岸线光明山地铁站仅短途步行。该站预计到2030年将成为与跨岛线交汇的转换站。

最终，这一纪录性收益表明，碧山及汤申上段一带的住宅需求依然稳健，即便是较旧的租赁权项目亦然。

附近，新建的1,268个单位共管公寓项目Thomson Reserve预定于10月31日推出。CapitaLand Development（凯德发展）与UOL Group（华业集团）正联合发展这一99年租赁权项目，步行两分钟即可抵达汤申上段地铁站。

Thomson Reserve建于前Thomson View的原址。Thomson View是一座沿光明山通道（Bright Hill Drive）、建于1987年的255个单位共管公寓。发展商于2024年以8.1亿新元通过集体出售（en bloc）购入该项目。

查看碧山公园共管公寓的最新房源