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Bishan Town

Bishan Town Guide 2026: MRT, Junction 8, HDB Resale Prices, Schools & Parks

2026 guide to Bishan covering Bishan MRT, Junction 8, HDB resale medians, Natura Loft transactions, schools, Bishan-Ang Mo Kio Park and local sports facilities.

Statutory Overview & Urban Master Plan Framework

Bishan is a mature residential town and planning area in Singapore's Central Region. Singapore Department of Statistics recorded 87,320 residents in Bishan at the 2020 Census. The town is compact and well connected, with Bishan MRT Station serving the North-South and Circle lines, Bishan Bus Interchange, Junction 8 shopping centre, established schools, Bishan Sports Centre and Bishan-Ang Mo Kio Park nearby. Bishan is also notable for high-value HDB resale transactions, including record-setting transactions at Natura Loft, but those exceptional sales should not be confused with the town-wide median resale price.

Key District Highlights & Urban Criteria

Junction 8 & Bishan Transport HubJunction 8

Junction 8 is the main shopping centre in Bishan and is connected to the Bishan MRT interchange and Bishan Bus Interchange. CapitaLand identifies it as a one-stop shopping, dining and entertainment destination serving the surrounding estates and nearby schools.

Bishan MRT InterchangeNS17 / CC15

Bishan MRT Station is an interchange between the North-South Line and Circle Line. It provides direct rail access to different parts of Singapore without requiring a transfer for many north-south or orbital journeys.

High-Value HDB Resale Market1Q 2026 medians

HDB's 1Q 2026 median resale prices for Bishan were S$805,000 for 4-room flats and S$970,000 for 5-room flats. Individual transactions can be substantially higher; for example, a 4-room Natura Loft flat at 273A Bishan Street 24 transacted at S$1.3 million on 19 August 2026 according to contemporary property-market reporting.

Bishan-Ang Mo Kio Park62-hectare park

Bishan-Ang Mo Kio Park is a major green space along the Kallang River. NParks states that the park is open 24 hours and entry is free. It includes landscaped areas, river plains, gardens and recreational spaces.

Bishan Sports CentreStadium & sports facilities

Bishan Sports Centre provides public sporting facilities in the town, including Bishan Stadium and other sports facilities serving recreational and sporting users.

What Bishan is like

Content

Bishan is a relatively compact mature HDB town with a strong town-centre identity around Junction 8, Bishan MRT and Bishan Bus Interchange. The area combines older and newer HDB developments, schools, neighbourhood shops, sports facilities and access to major green spaces. Bishan should not be described as a single homogenous housing market: resale prices can vary significantly by flat type, lease age, floor, size, block and development.

⚠️ Note: HDB town development in Bishan began in the 1980s. The town is associated historically with the redevelopment of the former Peck San Theng cemetery area.

MRT and public transport

MRT & Transit Connectivity

Bishan

NS17 / CC15

North-South Line & Circle Line

Bishan MRT is the main interchange serving the town centre and is linked to Junction 8 and the Bishan Bus Interchange.

Nearby Stations

Marymount

CC16

Marymount MRT Station on the Circle Line serves the western and north-western side of the broader Bishan area.

Bright Hill

TE7 / CR13

Bright Hill is an existing Thomson-East Coast Line station and is being developed as the CRL Phase 1 Bright Hill interchange (CR13, targeted 2030).

Braddell

NS18

Braddell MRT is a neighbouring North-South Line station south of Bishan serving nearby areas.

⚠️ Note: Bright Hill is already served by the Thomson-East Coast Line, while CR13 is the future Cross Island Line interchange. LTA states that CRL Phase 1 from Aviation Park to Bright Hill is targeted to open in 2030.

Junction 8 and town-centre amenities

Malls, Food Centres & Venues

Junction 8

📍 9 Bishan Place, Singapore

Junction 8 is the main shopping mall in Bishan, connected to Bishan MRT interchange and Bishan Bus Interchange with dining, retail, and entertainment options.

Bishan Public Library

Bishan Public Library is located in the Bishan Town Centre and provides a community learning and library facility.

⚠️ Note: Individual tenants and facilities change over time. Current named tenants should be checked directly with Junction 8.

Schools in and around Bishan

Educational Institutions

Raffles Institution

Secondary and pre-university

Located at 1 Raffles Institution Lane within the Bishan area.

Catholic High School

Primary and secondary

Established SAP school associated with the Bishan education cluster.

Raffles Girls' School

Secondary education

Located at 2 Braddell Rise close to Bishan/Braddell educational area.

Kuo Chuan Presbyterian Primary & Secondary

Primary and secondary

Schools serving the wider Bishan/Toa Payoh area.

Whitley Secondary School

Secondary education

Secondary school serving the wider Bishan and central-northern area.

⚠️ Note: School proximity does not guarantee admission. Singapore school admission is subject to prevailing MOE rules and application phases.

HDB resale prices in Bishan

Reference Period

1st Quarter 2026

Source Type

HDB median resale prices by town and flat type

HDB Resale Median Price Table (1Q 2026)

Flat Type	Median Resale Price (1Q 2026)
3-room	Not published in 1Q 2026
4-room	S$805,000
5-room	S$970,000
Executive	Not published in 1Q 2026

Interpretation

HDB reports medians for resale cases registered in the stated quarter. A median is not an asking-price range, average price, valuation or forecast.

Million Dollar Context

Details

The existence of million-dollar transactions does not mean that all Bishan HDB flats are worth S$1 million or more. A prominent 2026 example is Natura Loft at Bishan Street 24: EdgeProp reported a 4-room resale at 273A Bishan Street 24 transacting for S$1.3 million on 19 August 2026. The preceding 2026 top transactions in that report were also Natura Loft units above S$1.2 million.

⚠️ Note: These record transactions are useful illustrations of the upper end of the market, but they should not be used to create a generic average range for Bishan.

Important HDB Resale Buyer Considerations

•Compare the specific flat's recent transacted prices with flats of similar type, size, floor and remaining lease.

•Review the flat's remaining lease, condition, location, upgrading history and other characteristics.

•Check the applicable Ethnic Integration Policy and Singapore Permanent Resident quota for the specific flat.

•Use HDB's current resale-flat information and HDB Flat Eligibility assessment.

Hdb Resale Guidance

Check the actual flat listing and quota status

Review the specific flat's type, floor area, remaining lease, location and current EIP/SPR quota information.

Obtain the HDB Flat Eligibility assessment

HDB recommends obtaining an HFE letter for an upfront assessment of eligibility to buy a resale flat and applicable CPF housing grants/loans.

Compare recent transactions

Use HDB's resale transaction data to compare similar flats instead of treating the town median as the value of an individual flat.

Check EIP and SPR requirements

The applicable EIP and SPR quota must be satisfied at the relevant resale milestones.

Follow the current HDB resale procedure

Complete the required Option to Purchase, resale application and completion steps according to HDB's prevailing procedures.

Parks And Recreation

Bishan-Ang Mo Kio Park

Approximately 62 hectares along the Kallang River. NParks states that it is open 24 hours and entry is free.

Bishan Stadium

Located at 7 Bishan Street 14, operated by Sport Singapore with an eight-lane running track, field, and spectator seating.

Bishan Sports Centre

Sports hall, stadium, and swimming complex serving the community.

Visitor Route

Start at Bishan MRT and Junction 8

Use Bishan MRT NS17/CC15 and connected Junction 8 town-centre area as main starting point.

Explore Bishan Town Centre

Visit Junction 8, Bishan Public Library and local neighbourhood food options.

See the Bishan education cluster

Established campuses such as Raffles Institution and Catholic High School.

Visit Bishan Sports Centre

Explore public sporting amenities operated by Sport Singapore.

Continue to Bishan-Ang Mo Kio Park

Follow park connectors towards the Kallang River park for walking and greenery.

Frequently Asked Questions (FAQ)

Bishan is known for its mature residential town, Bishan MRT interchange, Junction 8, established schools, Bishan Sports Centre, Bishan-Ang Mo Kio Park and unusually high HDB resale prices for some flats.

Bishan MRT Station, NS17/CC15, is an interchange between the North-South Line and Circle Line. Nearby stations such as Marymount and Braddell also serve parts of the wider area, while Bright Hill TE7 is an existing Thomson-East Coast Line station that is being developed into CRL station CR13, targeted to open as a Cross Island Line interchange in 2030.

HDB reported median resale prices of S$805,000 for 4-room flats and S$970,000 for 5-room flats in Bishan for resale cases registered in 1Q 2026. HDB did not publish a Bishan median for 3-room or executive flats in that quarter.

Some individual Bishan resale flats have sold for more than S$1 million because of their specific attributes, development, size, floor, remaining lease, location and market demand. Natura Loft has recorded particularly high transactions; an EdgeProp report records a S$1.3 million 4-room resale at 273A Bishan Street 24 on 19 August 2026. That transaction should not be treated as a typical Bishan HDB price.

Yes. Raffles Institution's current campus is at 1 Raffles Institution Lane, and its campus map places the school alongside Bishan Road and Bishan Street 21. Raffles Girls' School is nearby at 2 Braddell Rise, but its address is different and it should be described as a nearby institution rather than automatically using the RI location for RGS.

Yes. NParks states that Bishan-Ang Mo Kio Park is open 24 hours and entry is free. The park is approximately 62 hectares and stretches along the Kallang River between Bishan and Ang Mo Kio.