Resale Transaction Volume
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City fringe / OCR trend vs previous quarter.
Source: URA REALIS
District 20 & 26 Market Insights
Singapore Property Market Updates
Monthly insights for District 20 & 26 — what the numbers mean for your next move.
Why follow the market
Stay ahead with data, not guesswork
Each month, May tracks resale, new-launch and rental trends across District 20 (Ang Mo Kio, Bishan, Thomson) and District 26 (Upper Thomson, Lentor, Springleaf, Mandai). The goal is simple: help you make informed decisions about selling, upgrading, right-sizing, buying or renting in the neighbourhoods you care about.
Figures are sourced from official and reputable market data providers — see sources below.
Monthly snapshot
Market Snapshot — October 2026
Key metrics for District 20 and 26, sourced from URA REALIS, HDB and SRX. Figures below are placeholders until the latest official data is loaded.
District 20 Average PSF
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Condos / HDB / landed segments.
Source: URA REALIS / SRX
District 26 Average PSF
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Condos / HDB / landed segments.
Source: URA REALIS / SRX
Days on Market / Rental Volume
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Based on latest available SRX rental data.
Source: SRX
12–24 Month Trend Lines
What this means
These charts are placeholder outlines. Once the latest URA / HDB / SRX figures are loaded each month, May will interpret whether prices are stabilising, rising or cooling, and explain what that means for your timeline as a buyer, seller, landlord or tenant.
Plan My Next MoveDistrict focus
District 20 vs District 26
District 20 — Ang Mo Kio, Bishan, Thomson
A mature, family-oriented corridor with a strong mix of HDB flats, condominiums and landed homes. Buyers are drawn to established schools, MRT connectivity and park connectors.
- Resale activity: Steady HDB and condo resale movement; supply is limited by the built-up nature of the estates.
- New launch impact: Fewer large new launches; en-bloc and boutique projects tend to support nearby resale sentiment.
- Rental demand: Consistent interest from families and expats near schools and the MRT.
- Accessibility / amenities: Ang Mo Kio, Bishan and Thomson MRT lines; major malls, wet markets and parks.
District 26 — Upper Thomson, Lentor, Springleaf, Mandai
A blend of leafy, low-density living and newer condo supply. Lentor’s new launches have added fresh condominium stock, while Upper Thomson and Springleaf retain a quieter, greener character.
- Resale activity: Resale volume is lower than District 20 but can be tightly held, especially in landed pockets.
- New launch impact: Lentor’s integrated developments bring new supply, amenities and pricing benchmarks to watch.
- Rental demand: Niche demand from families who value greenery, nature access and newer finishes.
- Accessibility / amenities: Thomson-East Coast Line, Springleaf MRT, nature parks and future neighbourhood amenities.
Monthly report
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Get May’s monthly market report in your inbox with the latest District 20 & 26 insights, commentary and what to watch.
FAQ
Common questions
Where does the market data come from?
Figures are sourced from official and reputable providers such as URA REALIS, HDB, SRX, EdgeProp and PropertyGuru. Specific sources are listed beneath each metric and chart.
How often is this page updated?
May refreshes the market snapshot monthly, usually within the first week of each month, once the latest official data is available.
What is the difference between District 20 and District 26 property trends?
District 20 (Ang Mo Kio, Bishan, Thomson) is a mature, family-oriented area with established HDB and condo stock. District 26 (Upper Thomson, Lentor, Springleaf, Mandai) offers a mix of leafy, low-density living and newer condominium supply, particularly around Lentor.
Should I wait for prices to drop before buying in Ang Mo Kio or Lentor?
No one can reliably time the market. The right move depends on your finances, family needs and the specific unit. Speak with May for a personalised, no-obligation consultation.
How do I find out the current value of my property?
You can request a property valuation through the enquiry form. May will review recent comparable transactions, current listings and the condition of your home to give you a realistic estimate.
Have a question?
Have a Question About the Market?
Send May a message and she’ll get back to you within one business day.
Market commentary
Trends shaping District 20 & 26
Buyer sentiment & interest rates
Mortgage costs and macro expectations influence how quickly buyers commit. When financing is more expensive, some buyers pause or downsize their budgets; when sentiment improves, well-located homes in D20 and D26 tend to see renewed interest.
Plan My Next MoveNew launch supply in Lentor / Upper Thomson
New condominium supply around Lentor introduces fresh pricing references. Nearby resale and older condos may adjust relative to these benchmarks, depending on unit size, tenure and location.
Request a Property ValuationHDB upgraders moving to condos in D20/D26
Mature HDB estates in Ang Mo Kio and Bishan continue to produce upgraders seeking condo space or landed options. Timing depends on cash proceeds, loan eligibility and family needs.
Plan My Next MoveRental demand from families and expats
Well-connected districts with good schools and amenities remain on the radar of family tenants. Rental volumes and asking rents shift with overall economic activity and housing supply.
Request a Property ValuationRental market
Rental market brief
A quick look at median rent ranges in District 20 and 26. These figures are placeholders pending the latest SRX / PropertyGuru rental data.
1-bed / 2-bed
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Median rent by unit type. Source: SRX.
3-bed
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Median rent by unit type. Source: SRX.
Landed / 4-bed+
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Median rent by unit type. Source: SRX.