District 20 Condo Prices 2026: $1,986 psf Resale Median, and Who Buys in Ang Mo Kio, Bishan and Thomson

District 20 condo resale prices sit at a median $1,986 psf in 2026, and the deal mix shows a market driven by families buying 3- and 4-bedroom homes in Ang Mo Kio, Bishan and Thomson rather than by investors. For buyers, the district's appeal is settled estates and mature amenities at prices below most city-fringe new launches. For investors, the numbers point to modest gross yields outside the smallest units.

This guide sets out District 20 condo prices by bedroom size, what each size rents for, how freehold compares with leasehold, and what a typical 3-bedroom purchase costs once stamp duty and financing are included. Figures come from PropertyNet analysis of URA caveats, Oct 2025 to Sep 2026, with rents from URA rental contracts to 26Q3.

District 20 Condo Prices 2026: What the Resale Median Shows

The median District 20 non-landed resale price is $1,986 psf across 445 deals, with the middle half of transactions between $1,648 and $2,251 psf, according to the latest District 20 data page. That spread of roughly $600 psf reflects the mix of older and newer projects, sizes and locations across Ang Mo Kio, Bishan and Upper Thomson. A median is a midpoint: about half of all deals transacted below $1,986 psf.

Executive condominiums in the district resold at a median $1,433 psf over 17 deals. For buyers who also look at landed homes, District 20 terraces traded at a median $2,472 psf of land (103 deals), semi-detached houses at $2,028 psf of land (41) and bungalows at $1,836 psf of land (11).

District 20 Condo Prices by Bedroom: Entry Prices and Rents

A District 20 resale condo costs roughly $977,000 for a 500 sq ft 1-bedroom up to about $2.57 million for a 1,500 sq ft 4-bedroom, using each band's median psf. Resale deals are grouped by size band as a bedroom proxy (up to 600 sq ft for 1 bedroom, 601 to 900 for 2, 901 to 1,300 for 3, 1,301 to 1,800 for 4, above 1,800 for 5), while rents use the actual bedroom count. The sizes below are illustrative, not medians.

The psf pattern is typical: 2-bedroom units carry the highest median psf at $2,170, and psf falls as units get larger. Across all non-landed rentals, the District 20 median rent is $4,300 a month over 1,753 contracts, with the middle half between $3,700 and $5,000.

Rental Yields by Unit Size

Gross yields in District 20 range from about 4% for 1-bedroom units to 2.5% for 3-bedroom units. Each yield is that band's rent psf times 12, divided by that band's resale psf, before maintenance fees, property tax and vacancy.

The 1-bedroom yield is highest because its rent psf is much higher relative to price, not because prices are weak. URA's non-landed rental index for 2026-Q2 rose 0% quarter on quarter and 2.2% year on year in the Rest of Central Region, and fell 0.3% quarter on quarter but rose 1.2% year on year in the Outside Central Region, so rents are steady rather than climbing fast. Landlords should budget for income tax on net rent, as set out in IRAS's guide to rental income. You can test your own rent, costs and holding period with our condo rental yield and ROI calculator.

Freehold vs Leasehold, Resale vs New Launch in District 20

Leasehold District 20 resale condos traded at a median $2,001 psf (380 deals), $45 psf above freehold and 999-year units at $1,956 psf (52 deals). This does not mean leases are worth more than freehold. The split is not adjusted for age or size, so it mostly reflects which projects changed hands: newer 99-year developments with smaller units tend to post higher psf than older freehold blocks.

New launches cost more. PropertyNet's 2026 project reviews put city-fringe (RCR) new launches at about $2,400 to $3,100 psf, with a 3-bedroom at $2.4 million to $3.0 million, and suburban (OCR) launches at about $2,000 to $2,450 psf, with a 3-bedroom at $2.0 million to $2.4 million. For any District 20 new launch, including the project in our Thomson Reserve review, check which market segment and which floor-area convention it uses before comparing its psf with District 20 resale figures.

That check matters because the measurement rules changed. Developments whose applications were submitted from 1 June 2023 follow harmonised floor-area rules. Under these rules, floor area is measured to the middle of the wall, and voids such as aircon ledges, planter boxes and high-ceiling spaces are excluded from saleable area. Most 2026 launches follow these rules. Almost every District 20 resale condo was approved before the cut-off and still includes those spaces. A harmonised unit's psf can therefore look higher for the same liveable space. Run both options through our new launch vs resale calculator before choosing.

Who Buys in Ang Mo Kio, Bishan and Thomson

District 20 is mainly a family market: the 3-bedroom and 4-bedroom size bands account for 307 of 445 resale deals, or 69%. The 1- and 2-bedroom bands make up 122 deals. Investor-sized units are a minority of sales, even though 2-bedroom units lead the rental contracts at 605.

Many of those families are HDB upgraders from the surrounding towns. According to PropertyNet analysis of HDB resale registrations (data.gov.sg), Nov 2025 to Oct 2026, an Ang Mo Kio 5-room flat sold at a median $988,000 (up 9.5% on the prior 12 months), a 4-room at $622,500 (up 4.5%) and an executive flat at $1,201,888. See the latest Ang Mo Kio data page for the full table. A 5-room seller moving into the illustrative $2,270,400 3-bedroom faces a $1,282,400 price gap, before the flat's outstanding loan and the CPF refund with accrued interest are taken out of the sale proceeds. Owners of Standard flats must first complete the 5-year minimum occupation period before buying private property (10 years for Plus and Prime flats, 20 for Fresh Start).

The timing of the purchase affects ABSD. Singapore Citizens pay 0% ABSD on a first home and 20% on a second; PRs pay 5% and 30%; foreigners 60%; and companies and trusts 65%, according to IRAS's ABSD page. A company buying a home can borrow at most 15% LTV under MAS rules, with the rest paid in cash and no CPF, so on the illustrative $2,270,400 3-bedroom it could borrow at most $340,560 and would pay $1,929,840 in cash, before stamp duty. Upgraders who sell their flat first pay 0% only if they are Singapore Citizens.

Married couples who buy before selling can claim a refund of ABSD. The conditions are:

• At least one spouse is a Singapore Citizen, and the couple buys the condo jointly.
• They pay the 20% ABSD upfront within 14 days.
• They sell the flat within 6 months of the condo's date of purchase.

The flat counts as sold when its buyer exercises the OTP. A buyer who walks away uses up part of that 6-month window. Some District 20 buyers go the other way and buy a resale EC instead. That route has a lower price point, carries no resale levy once the EC is past its MOP, and is tested only against the 55% TDSR, not the MSR. Our District 19 EC resale guide covers Hougang and Punggol next door.

Worked Budget: A District 20 3-Bedroom Resale Condo

A 1,100 sq ft District 20 3-bedroom resale at the band median of $2,064 psf costs $2,270,400 and carries $83,120 in buyer's stamp duty. The band-by-band working below follows IRAS's residential BSD rates.

For a first housing loan, MAS allows a 75% LTV as long as the tenure is no more than 30 years and the loan ends by age 65. That gives a loan of $1,702,800 and a downpayment of $567,600, of which at least 5% ($113,520) must be cash and the remaining $454,080 can come from cash or CPF OA. BSD is due within 14 days of exercising the option; CPF OA can reimburse it.

ABSD on the same unit depends on the buyer:

• Singapore Citizen buying a second home: $454,080 (20%).
• PR buying a first home: $113,520 (5%).
• Foreigner: $1,362,240 (60%).

Under the MAS TDSR rules, banks test the loan at a 4% floor rate. A 30-year loan of $1,702,800 then works out to about $8,129 a month. Under the 55% TDSR cap, that needs a gross monthly income of about $14,781 with no other debts. Variable income is counted at 70%.

Opportunities and Risks for District 20 Buyers

The main opportunity is price: District 20 resale 3-bedrooms at $2,064 psf sit below the 2026 RCR new launch range of about $2,400 to $3,100 psf. Buyers also get established estates, and the middle half of rents ($3,700 to $5,000) shows steady tenant demand. The 4-bedroom band, at $1,714 psf and a 2.9% gross yield, has the lowest psf among the 1- to 4-bedroom bands; 5-bedroom units resold at $1,428 psf.

The risks:

• Yields are thin. At 2.5% to 2.9% gross outside 1-bedroom units, holding costs can outrun rent once loan interest, maintenance and property tax are counted.
• Selling early is costly. Homes bought from 4 July 2025 carry SSD of 16%, 12%, 8% and 4% for sales within years 1 to 4.
• Psf comparisons can mislead. Comparing a new launch with an older resale unit without adjusting for harmonised floor area, lease age and size can make one look cheaper than it is.

District 20 condo prices vary by size, tenure and project age, so the medians above are a starting point rather than a valuation. If you are weighing a resale unit in Bishan against a new launch in Thomson, or planning a move from an Ang Mo Kio flat with the ABSD timing in mind, PropertyNet.SG can work through your numbers with you and give independent advice on which option fits your budget and plans.