Condo profile
The Gardens at Bishan: what your unit is worth and what it rents for
Sin Ming Walk · District 20 · Outside Central Region
A 99-year leasehold condo, a 5-minute walk from Bright Hill MRT. Over the last 12 months, units here averaged $1,751 psf and leased at a median of $4,200 a month.
Data refreshed 15 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Gardens at Bishan unit worth?
Based on 17 resale transactions in the last 12 months (URA):
- 2-Bedroom · 883–947 sq ft$1.19M – $1.59Mavg $1,653 psf · 5 sales
- 3-Bedroom · 1,152–1,367 sq ft$1.74M – $2.36Mavg $1,792 psf · 10 sales
- 4-Bedroom · 1,701 sq ft$2.95M – $3.14Mavg $1,790 psf · 2 sales
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Gardens at Bishan unit?
Based on 70 rental contracts in the last 12 months (URA):
- 1-Bedroom$2,875 – $3,000 a monthmedian $3,000 · 4 leases
- 2-Bedroom$3,650 – $4,125 a monthmedian $3,900 · 39 leases
- 3-Bedroom$4,800 – $5,050 a monthmedian $5,000 · 20 leases
- 4-Bedroom$5,775 – $6,750 a monthmedian $6,000 · 7 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
The Gardens at Bishan at a glance
| Tenure | 99-year leasehold from 1997 |
|---|---|
| Remaining lease | About 70 years |
| District / region | D20 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
The Gardens at Bishan is on Sin Ming Walk, about five minutes on foot from Bright Hill MRT. Held since 1997 on a 99-year lease with about 70 years left, it recorded 17 resales over the past year, ten of them three-bedroom units. Two-bedroom units draw the most leases. If you own a unit, compare recent resales of the same size and floor band before setting an asking price.
Works well for
- Owners of three-bedroom units, which trade most often here
- Landlords with two-bedroom units, the layout most tenants here lease
Worth weighing
- About 70 years remain on the lease, which limits CPF use and loan tenure
- Four-bedroom resales are few, so price those by size
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What The Gardens at Bishan units have sold for
Last 12 months · 17 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 2-Bedroom | 5 | $1,653 | $1.19M – $1.59M | 883–947 sq ft |
| 3-Bedroom | 10 | $1,792 | $1.74M – $2.36M | 1,152–1,367 sq ft |
| 4-Bedroom | 2 | $1,790 | $2.95M – $3.14M | 1,701 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
The Gardens at Bishan resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Oct.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Oct 2026 | 01-05 | 1,227 sq ft | $2.12M | $1,729 | Resale |
| Sep 2026 | 06-10 | 1,152 sq ft | $2.12M | $1,840 | Resale |
| Sep 2026 | 16-20 | 1,701 sq ft | $3.14M | $1,845 | Resale |
| Sep 2026 | 01-05 | 1,367 sq ft | $1.74M | $1,274 | Resale |
| Aug 2026 | 01-05 | 947 sq ft | $1.19M | $1,254 | Resale |
| Aug 2026 | 06-10 | 1,206 sq ft | $2.20M | $1,825 | Resale |
| Jul 2026 | 11-15 | 1,152 sq ft | $2.10M | $1,823 | Resale |
| Jun 2026 | 16-20 | 1,227 sq ft | $2.36M | $1,923 | Resale |
125 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What The Gardens at Bishan units lease for
Leases in the last 12 months · 70 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 4 | $3,000 | $2,875 – $3,000 | Too few sales |
| 2-Bedroom | 39 | $3,900 | $3,650 – $4,125 | 3.2% |
| 3-Bedroom | 20 | $5,000 | $4,800 – $5,050 | 2.8% |
| 4-Bedroom | 7 | $6,000 | $5,775 – $6,750 | Too few sales |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy. At an older leasehold, part of a higher yield reflects the shorter remaining lease rather than a better buy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~70 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from Sin Ming Walk. School bands use straight-line distance from Sin Ming Walk; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
The Gardens at Bishan
Closest
Thomson Grand
Seasons View
Thomson Impressions
Projects with a later lease start traded at a higher psf. Source: URA transactions and rental contracts.
What brings you to The Gardens at Bishan?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about The Gardens at Bishan
How much is my Gardens at Bishan unit worth?
Over the last 12 months, 2-Bedroom units sold for $1.19M to $1.59M; 3-Bedroom units sold for $1.74M to $2.36M; 4-Bedroom units sold for $2.95M to $3.14M, based on 17 URA-recorded resale transactions averaging $1,751 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Gardens at Bishan unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $2,875 to $3,000; 2-Bedroom $3,650 to $4,125; 3-Bedroom $4,800 to $5,050; 4-Bedroom $5,775 to $6,750. The overall median was $4,200 a month across 70 URA-recorded contracts.
What is the average psf at The Gardens at Bishan?
17 resale transactions in the last 12 months averaged $1,751 psf, ranging from $1,254 to $1,923 psf.
What did the latest unit sell for?
A 1,227 sq ft unit on floors 01-05 sold for $2.12M ($1,729 psf) in Oct 2026.
How many years are left on the lease?
About 70 years. It is a 99-year lease from 1997, ending in 2096.
What is the nearest train station?
Bright Hill MRT (TE7), about a 5-minute walk (414 m). Upper Thomson MRT (TE8) is about a 22-minute walk (1787 m).
Which primary schools are within 1 km?
Ai Tong School (553 m), measured straight-line from Sin Ming Walk. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.