Rafflesia Condominium
BISHAN STREET 21 · D20
Median PSF · 12m
S$1,633
Median price · 12m
S$2.00M
Latest sale
S$1.53M
May 2026
1-year change
+6.0%
Sales · 12m
8
47 all time
Gross yield
4.29%
22 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
- +37.6%
- Annualised
- +8.3%
- Transactions
- 47
- 1 year
- +6.0%
- 3 years p.a.
- +5.2%
- 5 years p.a.
- +6.3%
- Median size
- 1,195 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Rafflesia Condominium | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$1,633 | S$2,041 | -20.0% |
| Median price | S$2.00M | S$2.51M | -20.3% |
| Gross rental yield | 4.29% | 2.96% | +1.3 pts |
| 1-year price change | +6.0% | +8.6% | -2.6 pts |
This development trades about 20% below the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,800
Contracts · 12m
22
Implied annual rent
S$58K
Gross yield
4.29%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 14 | S$4,950 |
| 2 bedroom | 8 | S$4,100 |
Investment analysis
Investment score 76 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
76/100
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.
- Liquidityweight 15%90
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%86
Gross yield against every other development in its segment.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%74
Distance to the nearest rail station, plus schools within 1 km. Nearest is Marymount MRT at 450 m.
- Price momentumweight 18%72
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%60
How its median price per square foot compares with its own district.
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
- Marymount MRT450 m
- Bishan MRT680 m
- Bishan Interchange MRT770 m
- Braddell MRT830 m
Schools within 2 km
- Raffles Institutionmixed level (s1-jc2)140 m
- Raffles Girls' School (Secondary)secondary (s1-s4)600 m
- Catholic High Schoolmixed level (p1-s4)790 m
- Guangyang Secondary Schoolsecondary (s1-s5)830 m
- Whitley Secondary Schoolsecondary (s1-s5)840 m
- Marymount Convent Schoolprimary890 m
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units1.1 km
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 |
|---|---|---|---|---|---|---|
| May 2026 | Condominium | S$2,156,000 | 1,302 sqft | S$1,655 | 06-10 | 69 yr 8 mo |
| May 2026 | Condominium | S$1,530,000 | 915 sqft | S$1,672 | 16-20 | 69 yr 8 mo |
| May 2026 | Condominium | S$1,400,000 | 915 sqft | S$1,530 | 01-05 | 69 yr 8 mo |
| Mar 2026 | Condominium | S$2,200,000 | 1,302 sqft | S$1,689 | 11-15 | 69 yr 10 mo |
| Feb 2026 | Condominium | S$2,188,000 | 1,324 sqft | S$1,653 | 16-20 | 69 yr 11 mo |
| Nov 2025 | Condominium | S$1,928,000 | 1,195 sqft | S$1,614 | 06-10 | 70 yr 2 mo |
| Oct 2025 | Condominium | S$2,070,000 | 1,302 sqft | S$1,589 | 06-10 | 70 yr 3 mo |
| Oct 2025 | Condominium | S$1,460,000 | 915 sqft | S$1,596 | 06-10 | 70 yr 3 mo |
| Sep 2025 | Condominium | S$1,365,000 | 915 sqft | S$1,492 | 01-05 | 70 yr 4 mo |
| Aug 2025 | Condominium | S$1,450,000 | 915 sqft | S$1,585 | 11-15 | 70 yr 5 mo |
| Jul 2025 | Condominium | S$2,010,000 | 1,195 sqft | S$1,682 | 16-20 | 70 yr 6 mo |
| Jul 2025 | Condominium | S$1,970,000 | 1,195 sqft | S$1,649 | 16-20 | 70 yr 6 mo |
| Jul 2025 | Condominium | S$1,418,888 | 915 sqft | S$1,551 | 16-20 | 70 yr 6 mo |
| Jun 2025 | Condominium | S$1,400,000 | 915 sqft | S$1,530 | 06-10 | 70 yr 7 mo |
| Jun 2025 | Condominium | S$1,400,000 | 915 sqft | S$1,530 | 16-20 | 70 yr 7 mo |
| Jun 2025 | Condominium | S$1,370,000 | 915 sqft | S$1,497 | 06-10 | 70 yr 7 mo |
| Apr 2025 | Condominium | S$1,860,000 | 1,216 sqft | S$1,529 | 01-05 | 70 yr 9 mo |
| Nov 2024 | Condominium | S$1,920,000 | 1,216 sqft | S$1,579 | 01-05 | 71 yr 2 mo |
| May 2024 | Condominium | S$1,300,000 | 915 sqft | S$1,421 | 06-10 | 71 yr 8 mo |
| Mar 2024 | Condominium | S$1,830,000 | 1,195 sqft | S$1,532 | 06-10 | 71 yr 10 mo |
| Nov 2023 | Condominium | S$1,238,000 | 915 sqft | S$1,353 | 01-05 | 72 yr 2 mo |
| Oct 2023 | Condominium | S$1,860,000 | 1,195 sqft | S$1,557 | 16-20 | 72 yr 3 mo |
| Oct 2023 | Condominium | S$1,370,000 | 915 sqft | S$1,497 | 06-10 | 72 yr 3 mo |
| Sep 2023 | Condominium | S$1,840,000 | 1,302 sqft | S$1,413 | 06-10 | 72 yr 4 mo |
| Sep 2023 | Condominium | S$1,200,000 | 915 sqft | S$1,312 | 01-05 | 72 yr 4 mo |
| Aug 2023 | Condominium | S$2,070,000 | 1,324 sqft | S$1,563 | 16-20 | 72 yr 5 mo |
| Aug 2023 | Condominium | S$1,800,000 | 1,195 sqft | S$1,507 | 06-10 | 72 yr 5 mo |
| Aug 2023 | Condominium | S$1,480,000 | 1,076 sqft | S$1,375 | 01-05 | 72 yr 5 mo |
| Feb 2023 | Condominium | S$1,700,000 | 1,195 sqft | S$1,423 | 01-05 | 72 yr 11 mo |
| Jan 2023 | Condominium | S$1,240,000 | 915 sqft | S$1,355 | 01-05 | 73 yrs |
| Oct 2022 | Condominium | S$1,660,000 | 1,195 sqft | S$1,389 | 01-05 | 73 yr 3 mo |
| Sep 2022 | Condominium | S$1,740,000 | 1,302 sqft | S$1,336 | 06-10 | 73 yr 4 mo |
| Sep 2022 | Condominium | S$1,735,000 | 1,195 sqft | S$1,452 | 16-20 | 73 yr 4 mo |
| Sep 2022 | Condominium | S$1,628,000 | 1,195 sqft | S$1,363 | 11-15 | 73 yr 4 mo |
| Aug 2022 | Condominium | S$1,738,800 | 1,302 sqft | S$1,335 | 06-10 | 73 yr 5 mo |
| Aug 2022 | Condominium | S$1,700,000 | 1,195 sqft | S$1,423 | 06-10 | 73 yr 5 mo |
| Jun 2022 | Condominium | S$1,120,000 | 915 sqft | S$1,224 | 01-05 | 73 yr 7 mo |
| May 2022 | Condominium | S$1,780,000 | 1,324 sqft | S$1,344 | 16-20 | 73 yr 8 mo |
| May 2022 | Condominium | S$1,500,000 | 1,195 sqft | S$1,255 | 01-05 | 73 yr 8 mo |
| May 2022 | Condominium | S$1,200,000 | 915 sqft | S$1,312 | 06-10 | 73 yr 8 mo |
Showing the 40 most recent of 47 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Bishan 8
S$1,957
+15.2%2 sales3.7% yield
Lauw & Sons Garden
S$2,184
-1.2%2 sales1.5% yield
Landed Housing Development
S$1,834
—1 sales0.8% yield
Clover Park
S$2,929
+39.2%4 sales1.6% yield
Tresalveo
S$2,148
+5.4%1 sales3.5% yield
Boonview
S$1,741
+3.6%1 sales2.5% yield
Braddell View
S$1,055
+2.9%24 sales3.3% yield
Choon Sing Garden
S$2,394
—1 sales
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.