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

Published: 15 Oct 2026 · 13:00 SGT
Author: Ng Ming Yang
Source: EdgeProp Singapore

Private Residential Government & Policy Transactions & Deals

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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.

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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.

Four-bedder at Bishan Park Condominium resold at $1.77 mil profit, the highest at the development — Source image · EdgeProp Singapore

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A 1,550 sq ft four-bedroom unit at Bishan Park Condominium was sold for $2.28 million in October, at a profit of $1.77 million, the highest at the development. (Photo: Samuel Isaac Chua/EdgeProp Singapore)

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).

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.

Source: EdgeProp LandLens

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.

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