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District 20 condo and EC sales and prices in Q3 2026: Bishan, Ang Mo Kio

Sales and resale prices in District 20 (Bishan, Ang Mo Kio) in July to September 2026, set beside Q2 2026 and Q3 2025, by tenure and lease era.

Published
5 Nov 2026
Last fact-checked
5 Nov 2026
Data period
Jul 2025 – Sept 2026
Reading time
3 min

Filed underCondo resalePrices and transactions

How did District 20's condo market do in Q3 2026?

URA's records show 127 home sales in District 20 in Q3 2026 (2 new sales, 6 sub sales, 119 resales), against 128 in Q2 2026 and 140 in Q3 2025. Resales in the quarter were led by homes on 99-year leases that began from 2000 to 2014 at a median of $2,037 per sq ft (41 resales across 9 developments), homes on 99-year leases that began before 2000 at a median of $1,405 per sq ft (28 resales across 8 developments) and homes on 99-year leases that began from 2015 at a median of $2,238 per sq ft (26 resales across 2 developments). Developers sold 2 new homes in the quarter, both at Artisan 8.

Key takeaways

  • 127 home sales were caveated in District 20 in Q3 2026, with 119 resales.
  • Homes on 99-year leases that began from 2000 to 2014: median $2,037 per sq ft from 41 resales in 9 developments (Q3 2026).
  • Homes on 99-year leases that began before 2000: median $1,405 per sq ft from 28 resales in 8 developments (Q3 2026).
  • Most new sales: Artisan 8, with 2 units sold by the developer in the quarter.

Data snapshot

CalculatedEvery figure here is worked out on this site from the source below.

Home sales, Q3 2026
127
Q2 2026: 128; Q3 2025: 140
Resales, Q3 2026
119
Q2 2026: 109
New sales, Q3 2026
2
Q2 2026: 0
Median resale $ psf, 99-year, 2000 to 2014
$2,037
41 resales, Q3 2026
Median resale $ psf, 99-year, before 2000
$1,405
28 resales, Q3 2026
Median resale $ psf, 99-year, from 2015
$2,238
26 resales, Q3 2026

District 20 resale prices per square foot, Q3 2026

Middle half of resale prices per square foot (25th percentile, median, 75th percentile) · $ per sq ft · Jul – Sep 2026

  • 25th percentile to 75th percentile
  • Median
Freehold / 900+ year lease$1,957 per sq ft

$1,687 to $2,219 per sq ft

99-year, before 2000$1,405 per sq ft

$1,101 to $1,633 per sq ft

99-year, 2000 to 2014$2,037 per sq ft

$1,858 to $2,182 per sq ft

99-year, from 2015$2,238 per sq ft

$1,991 to $2,622 per sq ft

The scale starts at $1,000 per sq ft, not zero, so the bands show position, not size.

Middle half of resale prices per square foot in District 20 in Q3 2026, by tenure and lease era. Freehold / 900+ year lease: $1,687 to $2,219, median $1,957, from 21 resales; 99-year, before 2000: $1,101 to $1,633, median $1,405, from 28 resales; 99-year, 2000 to 2014: $1,858 to $2,182, median $2,037, from 41 resales; 99-year, from 2015: $1,991 to $2,622, median $2,238, from 26 resales.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

Price divided by strata floor area. Single-unit resales. Calculated from URA's caveat records.

Show the data as a table
District 20 resale prices per square foot, Q3 2026: data table
Tenure and lease era25th percentileMedian75th percentile
Freehold / 900+ year lease$1,687 per sq ft$1,957 per sq ft$2,219 per sq ft
99-year, before 2000$1,101 per sq ft$1,405 per sq ft$1,633 per sq ft
99-year, 2000 to 2014$1,858 per sq ft$2,037 per sq ft$2,182 per sq ft
99-year, from 2015$1,991 per sq ft$2,238 per sq ft$2,622 per sq ft

Evidence

What the data shows

This update covers condominiums, apartments and executive condominiums. Landed homes are not included.

URA's records show 127 home sales in District 20 in Q3 2026 (2 new sales, 6 sub sales, 119 resales), against 128 in Q2 2026 and 140 in Q3 2025.

District 20 home sales by quarter and type of sale

Number of single-unit sales of condominiums, apartments and executive condominiums, as caveated · sales · Q3 2025, Q2 2026, Q3 2026

  • New sales
  • Sub sales
  • Resales
050100150Q3 2025Q2 2026Q3 2026Quarter

Home sales in District 20 by type of sale. Q3 2025: 140 (18 new sales, 6 sub sales, 116 resales); Q2 2026: 128 (0 new sales, 19 sub sales, 109 resales); Q3 2026: 127 (2 new sales, 6 sub sales, 119 resales).

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul 2025 – Sep 2026. Extracted 4 Nov 2026.

Counts from URA's records as read on 4 November 2026; recent months still gain sales as caveats are lodged. Calculated.

Show the data as a table
District 20 home sales by quarter and type of sale: data table
QuarterNew salesSub salesResales
Q3 202518 sales6 sales116 sales
Q2 20260 sales19 sales109 sales
Q3 20262 sales6 sales119 sales
Home sales in District 20 by type of sale
Type of saleQ3 2025Q2 2026Q3 2026
New sales1802
Sub sales6196
Resales116109119
All140128127

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul 2025 – Sep 2026. Extracted 4 Nov 2026.

Single-unit sales of apartments, condominiums and executive condominiums, as caveated. Counts from URA's records as read on 4 November 2026; recent months still gain sales as caveats are lodged. Calculated.

Resales in the quarter were led by homes on 99-year leases that began from 2000 to 2014 at a median of $2,037 per sq ft (41 resales across 9 developments), homes on 99-year leases that began before 2000 at a median of $1,405 per sq ft (28 resales across 8 developments) and homes on 99-year leases that began from 2015 at a median of $2,238 per sq ft (26 resales across 2 developments).

District 20 resales in Q3 2026, by tenure and lease era
Tenure and lease eraResales (developments)Median price per sq ftMiddle half, per sq ftMedian price
Freehold / 900+ year lease21 (12)$1,957$1,687 to $2,219$2.28M
99-year, before 200028 (8)$1,405$1,101 to $1,633$1.87M
99-year, 2000 to 201441 (9)$2,037$1,858 to $2,182$1.97M
99-year, from 201526 (2)$2,238$1,991 to $2,622$1.67M
EC, 2000 to 20143 (2)Low sampleLow sampleLow sample

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

Middle half: a quarter of resales were below the lower figure and a quarter above the higher one. Fewer than five resales is shown as low sample. Calculated.

The same groups, quarter by quarter

Median resale price per sq ft in District 20, by quarter
Tenure and lease eraQ3 2025Q2 2026Q3 2026
99-year, 2000 to 2014$1,959 (34)$2,019 (49)$2,037 (41)
99-year, before 2000$1,492 (33)$1,530 (28)$1,405 (28)
99-year, from 2015$2,291 (32)$2,287 (18)$2,238 (26)
Freehold / 900+ year lease$1,733 (14)$1,965 (6)$1,957 (21)

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul 2025 – Sep 2026. Extracted 4 Nov 2026.

Number of resales in brackets. Each quarter's median is of the homes that happened to sell in it, which differ in development, size and floor from quarter to quarter, so the figures are shown side by side rather than as a change. Calculated.

Where the sales were

District 20 developments with the most sales, Q3 2026

Single-unit sales in the quarter, all types of sale · sales · Jul – Sep 2026

  • Jadescape20 sales
  • Sky Vue8 sales
  • The Panorama8 sales
  • Amo Residence6 sales
  • Braddell View6 sales
  • The Gardens at Bishan6 sales
  • Thomson Impressions6 sales
  • Thomson Three6 sales

Sales in Q3 2026

Developments in District 20 with the most sales in Q3 2026. Jadescape: 20; Sky Vue: 8; The Panorama: 8; Amo Residence: 6; Braddell View: 6; The Gardens at Bishan: 6; Thomson Impressions: 6; Thomson Three: 6.

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

All single-unit sales in the quarter, as caveated. Calculated.

Show the data as a table
District 20 developments with the most sales, Q3 2026: data table
CategorySales in Q3 2026
Jadescape20 sales
Sky Vue8 sales
The Panorama8 sales
Amo Residence6 sales
Braddell View6 sales
The Gardens at Bishan6 sales
Thomson Impressions6 sales
Thomson Three6 sales
Developments with the most sales in District 20 in Q3 2026
DevelopmentTenureSales in Q3 2026Median resale price per sq ft
Jadescape99-year from 201820 resales$2,363
Sky Vue99-year from 20138 resales$2,248
The Panorama99-year from 20138 resales$2,137
Amo Residence99-year from 20216 sub sales–
Braddell View102-year from 19786 resales$1,061
The Gardens at Bishan99-year from 19976 resales$1,824
Thomson Impressions99-year from 20156 resales$1,923
Thomson Three99-year from 20126 resales$1,898

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

All single-unit sales in the quarter. The resale median is shown where the development had at least five resales. Calculated.

New sales by developers

Developers sold 2 new homes in the quarter, both at Artisan 8.

New sales by developers in District 20 in Q3 2026
DevelopmentTenureNew salesMedian price per sq ft
Artisan 8Freehold2Low sample

Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Jul – Sep 2026. Extracted 4 Nov 2026.

Units sold by developers in the quarter, as caveated. Not the number of units in the development. Calculated.

District 20 on this site

New launches in District 20 with a project page on this site: Artisan 8 and Thomson Reserve.

Analysis · opinion

James's interpretation

District 20 recorded 127 sales in Q3 2026 (close to Q2 2026), 119 of them resales. That is a useful run of recent prices for buyers to compare against, and fresh evidence for sellers to price against.

One choice buyers weigh here is between a 99-year lease from 2000 to 2014 and an older 99-year lease (from before 2000). In Q3 2026 the first had a median of $2,037 per sq ft across 9 developments, the second $1,405 across 8 developments, about $632 per sq ft apart. Size, floor and the development itself move a price within each group, so I compare a home with its own group first.

Jadescape was the busiest development, with 20 sales in the quarter. If you own there, buyers have been active and the evidence for your price is recent.

Tell me your budget, what you need in a home and when you plan to move. I'll help you compare the options that fit in District 20.

Every buyer's situation is different. For any risk that applies to you, speak to me.

What it may mean for buyers

District 20's resales this quarter fall into four tenure and lease groups with enough sales to compare. Compare a home with the group it belongs to, by tenure and lease era, size and floor, rather than with a district-wide figure.

Developers were selling in the quarter, so a buyer can set new launches beside resale homes in the same district and weigh the lease and the timing of each.

Every development's own sales are on this site's Property Research page, for example Jadescape, Sky Vue and The Panorama.

What it may mean for sellers and owners

119 resales in the quarter give sellers in District 20 recent evidence to price against. The closest evidence is a sale in the same development, of a similar size and floor, in the last few months.

Pricing starts from the group a home belongs to and then the home itself: its size, floor, condition and facing.

Limitations

URA's records cover only sales with a caveat lodged, and the latest months are incomplete: Q3 2026 will gain sales as more caveats are lodged.

The records give a home's size, floor range, tenure and price, not its condition, facing, layout or renovation. A group's median depends on which homes happened to sell.

Freehold developments carry no lease start year in the records, so their age is not known from this data. A 99-year development's lease start year is not its completion year.

Records identical in every field are counted as separate sales, because the records do not identify the home sold, so two like sales cannot be told from one sale entered twice.

Methodology

The figures are calculated from URA's records of caveated sales in postal district 20, read through URA's Data Service on 4 November 2026. The quarters compared are Q3 2026 (July to September), Q2 2026 and Q3 2025.

Included: single-unit sales of apartments, condominiums and executive condominiums with a strata floor area. Left out: 661 sales of landed and strata-landed houses and 1 caveat covering more than one unit or without a strata area, over the five years of records.

Each development is grouped by tenure and, for 99-year developments, by the year its lease began. Leases of 900 years or more (999 years for most, with some of 929 to 998 years and a few of 9,999 years) are grouped with freehold. Executive condominiums are grouped apart from private condominiums and apartments. Where a record of a 99-year sale gives no start year, the year is taken from the development's other records.

Floor area is converted at 10.7639 square feet to the square metre. Medians and quartiles are taken across the sales in each group, with quartiles by linear interpolation. A group with fewer than five sales is marked low sample. Prices of $1M and over are rounded to the nearest $10,000, lower prices to the nearest $1,000.

A district with fewer than 20 resales in Q3 2026 uses the 12 months to September 2026 for its price table.

Developments that URA lists under two postal districts cannot be placed in one and are left out of every district. Among apartments and condominiums these are Eastern Lagoon (Districts 15 and 16, 36 sales over five years) and one sale at Frankel Estate (Districts 14 and 15); the others are landed estates.

New sale, sub sale and resale
URA's types of sale. A new sale is a sale by the developer, and a sub sale a sale by a purchaser, before the Certificate of Statutory Completion and the strata titles have been issued for all units in the development. A resale is a sale after they have been issued.
Executive condominium (EC)
URA's own property type for a development sold by a developer to buyers who meet HDB's eligibility conditions. ECs are shown apart from private condominiums and apartments.
Caveat
A notice lodged with the Singapore Land Authority, usually by the buyer's lawyer, after an option is exercised or an agreement signed. URA's records are of caveats lodged.
Postal district
One of 28 areas defined by the first two digits of the postal code. District boundaries are not the same as HDB towns or URA planning areas.
Tenure and lease era
Freehold developments and those on leases of 900 years or more, most of them 999-year, are grouped together. A 99-year development is grouped by the year its lease began, which is not the year the homes were completed.
Middle half
The range that the middle half of sales fall in: a quarter of sales were below it and a quarter above.
Low sample
Fewer than five sales in a group. No median is shown.

How all research on this site is built

Sources

  1. 1.
    URA Data Service: private residential property transactions

    Urban Redevelopment Authority · Period: Jul 2025 – Sep 2026 · Extracted 4 Nov 2026

    Caveated sales of apartments, condominiums and executive condominiums in the district.

  2. 2.
    REALIS data dictionary

    Urban Redevelopment Authority · Period: Oct 2026 · Extracted 4 Nov 2026

    Definitions of new sale, sub sale and resale.

General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.

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