What District 20 is like
District 20 is central Singapore’s family heartland. Bishan sits on two MRT lines and is known for its park and schools, while the Thomson stretch offers low-rise living near MacRitchie. Condo supply is tight because most of the land is HDB or landed housing.
Who it suits
Families who put schools and central location first, and buyers who want to stay near parents in Bishan or Ang Mo Kio.
Landmarks
- Bishan-Ang Mo Kio Park
- Junction 8
- AMK Hub
- Thomson Plaza
- MacRitchie Reservoir
MRT stations
Stations in and around District 20:
- Bishan
- Marymount
- Ang Mo Kio
- Bright Hill
- Upper Thomson
- Mayflower
Market segment
URA groups private homes into three segments. District 20 falls mainly in the Outside Central Region (OCR). Bishan is part of the RCR; Ang Mo Kio and Thomson are OCR. How CCR, RCR and OCR work.
Condo rents in District 20
In Q3 2026, tenants signed 438 leases across 17 condo developments in District 20 that had enough contracts for URA to publish a median. The district median was $5.31 per square foot per month, 4% below the island-wide figure of $5.53. Medians ranged from $2.93 at Far Horizon Gardens to $6.48 at Thomson Impressions.
What a unit rents for
| Unit size | At the district median |
|---|---|
| 500 sq ft, typical one-bedroom | $2,650 |
| 800 sq ft, typical two-bedroom | $4,250 |
| 1,200 sq ft, typical three-bedroom | $6,350 |
Estimates only. Smaller units usually rent for more per square foot than larger ones.
Rent by development
| Development | Median $ psf | Middle 50% | Leases |
|---|---|---|---|
| Thomson Impressions | $6.48 | $6.13 – $6.62 | 16 |
| Thomson V Two | $6.37 | $5.75 – $6.85 | 11 |
| Jadescape | $6.04 | $5.78 – $6.54 | 54 |
| Sky Vue | $5.72 | $5.35 – $6.37 | 64 |
| The Panorama | $5.43 | $4.94 – $6.54 | 37 |
| Amo Residence | $5.31 | $5.12 – $5.54 | 43 |
| Thomson Three | $5.19 | $4.60 – $6.08 | 24 |
| Sky Habitat | $5.15 | $4.74 – $5.35 | 38 |
| Centro Residences | $4.99 | $4.79 – $5.24 | 12 |
| Goldenhill Park Condominium | $4.56 | $4.42 – $4.65 | 22 |
| Clover By The Park | $4.26 | $4.16 – $4.39 | 15 |
| Tresalveo | $4.19 | $3.91 – $5.09 | 32 |
| Thomson Grand | $4.18 | $4.02 – $4.22 | 15 |
| The Gardens At Bishan | $4.15 | $4.07 – $4.53 | 13 |
| Grandeur 8 | $3.79 | $3.59 – $3.86 | 19 |
| Seasons View | $3.79 | $3.69 – $3.90 | 10 |
| Far Horizon Gardens | $2.93 | $2.82 – $3.13 | 13 |
Source: URA, Rentals of Non-Landed Residential Buildings, Q3 2026, via data.gov.sg. Only developments with at least 10 rental contracts in the quarter are published.
Districts with similar rents
D4 HarbourFront & Sentosa
$5.36 psf median
RCRD15 East Coast, Katong & Marine Parade
$5.20 psf median
OCRD22 Jurong
$5.48 psf median
District 20 questions
Where is District 20 in Singapore?
District 20 covers Bishan, Ang Mo Kio. It roughly corresponds to the Bishan, Ang Mo Kio planning areas.
Is District 20 in the CCR, RCR or OCR?
District 20 is mainly in the Outside Central Region (OCR). Bishan is part of the RCR; Ang Mo Kio and Thomson are OCR.
How much is condo rent in District 20?
In Q3 2026 the median condo rent in District 20 was $5.31 per square foot per month across 17 developments, based on 438 rental contracts lodged with the authorities. That is about $4,250 a month for an 800 sq ft unit.
Which MRT stations serve District 20?
Stations in and around District 20 include Bishan, Marymount, Ang Mo Kio, Bright Hill, Upper Thomson, Mayflower.