Blk 448 Bright Hill Dr
BRIGHT HILL DR · BISHAN · Singapore 570448 · D20
Median PSF · 12m
S$656
Median price · 12m
S$770K
Latest sale
S$770K
Nov 2025
1-year change
-3.0%
Sales · 12m
1
96 all time
Gross yield
5.65%
3 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +30.9%
- Annualised
- +16.6%
- Transactions
- 10
- 1 year
- -3.0%
- 3 years p.a.
- —
- 5 years p.a.
- +6.0%
- Median size
- 1,130 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 448 Bright Hill Dr | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$656 | S$634 | +3.5% |
| Median price | S$770K | S$610K | +26.2% |
| Gross rental yield | 5.65% | 6.36% | -0.7 pts |
| 1-year price change | -3.0% | +4.4% | -7.5 pts |
This development trades about 3% above the D20 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,900
Contracts · 12m
3
Implied annual rent
S$47K
Gross yield
5.65%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,900 |
Investment analysis
Investment score 31 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
31/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%39
Distance to the nearest rail station, plus schools within 1 km. Nearest is Upper Thomson MRT at 460 m.
- Valuationweight 22%33
How its median price per square foot compares with its own district.
- Rental yieldweight 20%29
Gross yield against every other development in its segment.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%3
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Upper Thomson MRT460 m
- Bright Hill MRT550 m
- Bright Hill Interchange MRT670 m
- Marymount MRT1.4 km
Schools within 2 km
- Ai Tong Schoolprimary300 m
- Peirce Secondary Schoolsecondary (s1-s5)930 m
- Eunoia Junior Collegejunior college1.2 km
- Mayflower Secondary Schoolsecondary (s1-s5)1.2 km
- Whitley Secondary Schoolsecondary (s1-s5)1.3 km
- Ang Mo Kio Primary Schoolprimary1.5 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units740 m
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 4 ROOM | S$770,000 | 1,173 sqft | S$656 | 07 TO 09 | 63 yr 6 mo |
| Apr 2025 | 5 ROOM | S$888,000 | 1,324 sqft | S$671 | 07 TO 09 | 64 yrs |
| Mar 2025 | 4 ROOM | S$765,000 | 1,130 sqft | S$677 | 01 TO 03 | 64 yr 2 mo |
| Nov 2024 | 4 ROOM | S$858,000 | 1,173 sqft | S$731 | 04 TO 06 | 64 yr 6 mo |
| Apr 2022 | 4 ROOM | S$650,000 | 1,130 sqft | S$575 | 04 TO 06 | 67 yrs |
| Apr 2022 | 4 ROOM | S$600,000 | 1,130 sqft | S$531 | 04 TO 06 | 67 yr 1 mo |
| Apr 2022 | 4 ROOM | S$520,000 | 1,023 sqft | S$509 | 04 TO 06 | 67 yrs |
| Jul 2021 | 4 ROOM | S$555,000 | 1,130 sqft | S$491 | 01 TO 03 | 67 yr 10 mo |
| Apr 2021 | 5 ROOM | S$695,000 | 1,324 sqft | S$525 | 04 TO 06 | 68 yrs |
| Apr 2021 | 4 ROOM | S$540,000 | 1,130 sqft | S$478 | 01 TO 03 | 68 yrs |
| Sep 2020 | 4 ROOM | S$545,000 | 1,173 sqft | S$465 | 04 TO 06 | 68 yr 7 mo |
| Nov 2019 | 5 ROOM | S$698,000 | 1,324 sqft | S$527 | 07 TO 09 | 69 yr 5 mo |
| Apr 2019 | 4 ROOM | S$550,000 | 1,173 sqft | S$469 | 04 TO 06 | 70 yrs |
| Feb 2019 | 4 ROOM | S$550,000 | 1,130 sqft | S$487 | 04 TO 06 | 70 yr 2 mo |
| Mar 2018 | 5 ROOM | S$680,000 | 1,324 sqft | S$514 | 01 TO 03 | 71 yr 1 mo |
| Feb 2018 | 4 ROOM | S$525,000 | 1,130 sqft | S$465 | 01 TO 03 | 71 yr 3 mo |
| Sep 2017 | 4 ROOM | S$520,000 | 1,130 sqft | S$460 | 01 TO 03 | 71 yr 7 mo |
| Jan 2017 | 5 ROOM | S$700,000 | 1,324 sqft | S$529 | 07 TO 09 | 72 yr 3 mo |
| Jun 2016 | 4 ROOM | S$530,000 | 1,109 sqft | S$478 | 04 TO 06 | 72 yrs |
| Nov 2013 | 4 ROOM | S$434,000 | 1,173 sqft | S$370 | 04 TO 06 | 75 yr 2 mo |
| Sep 2012 | 4 ROOM | S$538,000 | 1,130 sqft | S$476 | 01 TO 03 | 76 yr 4 mo |
| Oct 2010 | EXECUTIVE | S$700,000 | 2,002 sqft | S$350 | 10 TO 12 | 78 yr 3 mo |
| Jun 2010 | EXECUTIVE | S$645,000 | 2,013 sqft | S$320 | 10 TO 12 | 78 yr 7 mo |
| May 2010 | 4 ROOM | S$394,000 | 1,109 sqft | S$355 | 04 TO 06 | 78 yr 8 mo |
| Mar 2010 | 5 ROOM | S$420,000 | 1,324 sqft | S$317 | 01 TO 03 | 78 yr 10 mo |
| Nov 2009 | 4 ROOM | S$392,000 | 1,130 sqft | S$347 | 04 TO 06 | 79 yr 2 mo |
| Apr 2009 | 4 ROOM | S$382,000 | 1,173 sqft | S$326 | 01 TO 03 | 79 yr 9 mo |
| Jan 2009 | EXECUTIVE | S$636,000 | 2,013 sqft | S$316 | 10 TO 12 | 80 yrs |
| May 2007 | 4 ROOM | S$268,000 | 1,173 sqft | S$228 | 01 TO 03 | 81 yr 8 mo |
| Jan 2007 | EXECUTIVE | S$407,000 | 2,013 sqft | S$202 | 10 TO 12 | 82 yrs |
| Jan 2007 | 4 ROOM | S$265,000 | 1,130 sqft | S$234 | 01 TO 03 | 82 yrs |
| Jan 2006 | 4 ROOM | S$252,000 | 1,109 sqft | S$227 | 04 TO 06 | 83 yrs |
| Jan 2006 | 4 ROOM | S$250,000 | 1,130 sqft | S$221 | 01 TO 03 | 83 yrs |
| Dec 2005 | 4 ROOM | S$257,000 | 1,173 sqft | S$219 | 04 TO 06 | 83 yr 1 mo |
| Nov 2005 | 4 ROOM | S$243,000 | 1,023 sqft | S$238 | 04 TO 06 | 83 yr 2 mo |
| Aug 2005 | 5 ROOM | S$338,000 | 1,324 sqft | S$255 | 07 TO 09 | 83 yr 5 mo |
| Feb 2005 | 4 ROOM | S$240,000 | 1,023 sqft | S$235 | 04 TO 06 | 83 yr 11 mo |
| Dec 2004 | EXECUTIVE | S$420,000 | 2,013 sqft | S$209 | 10 TO 12 | 84 yr 1 mo |
| Dec 2004 | 4 ROOM | S$270,000 | 1,173 sqft | S$230 | 07 TO 09 | 84 yr 1 mo |
| Sep 2004 | 5 ROOM | S$330,000 | 1,324 sqft | S$249 | 10 TO 12 | 84 yr 4 mo |
Showing the 40 most recent of 96 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 445 Sin Ming Ave
S$741
-2.0%2 sales4.9% yield
Blk 447 Bright Hill Dr
S$866
—1 sales4.3% yield
Blk 449 Sin Ming Ave
S$676
+4.0%1 sales5.7% yield
Blk 441 Sin Ming Ave
S$681
-8.7%1 sales5.4% yield
Blk 455 Sin Ming Ave
S$737
—2 sales4.9% yield
Blk 444 Sin Ming Ave
S$676
-13.3%1 sales4.7% yield
Blk 446 Bright Hill Dr
S$804
—2 sales4.9% yield
Blk 442 Sin Ming Ave
S$774
+6.5%3 sales4.4% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.