For all the different superstitious beliefs we may adhere to, we can all generally agree that cemeteries are not the most auspicious places to be. So much so that it was reported that even the Japanese soldiers avoided entering places like Peck San Cemetery, which provided a safe shelter for the locals during the Japanese occupation.
Despite its uninviting past, Bishan, home to around 85,680 residents, is one of the most expensive HDB estates in Singapore – defying most people’s logic. Though Bishan is strategically located in the central region of Singapore, a large reason for its premium status stems from the handful of prestigious schools sited in the estate.
Young families who wish to enrol their children in these schools are willing to pay a premium, to stand a higher chance of securing a place by staying within 1km of the coveted school. But should young families be willing to pay more just for these schools, or does Bishan offer better value for the price it commands? We find out what Bishan has to offer in our latest series of neighbourhood estate guides.
[Editor’s note]: Check out the other neighbourhood estate guides that we have written on: Bidadari, Bukit Merah, Hougang, Jurong West, Kallang, Pasir Ris, Queenstown, Sengkang, Serangoon, Sentosa Cove, Tanjong Pagar, Tengah, Toa Payoh, Woodlands, and Yishun.
History: Previous Site Of Kwong Wai Siew Peck San Theng Cemetery
Bishan, as it is known today, is the pinyinisation of Peck San, which referred to a 324-acre Chinese cemetery also known in full as Kwong Wai Siew Peck San Theng (Guanhuizhao bishanting). It was established in 1870 by Cantonese and Hakka immigrants and grew to be the largest cemetery in Singapore before the government acquired it and its neighbouring land in 1979 to pave the way for a housing estate.
The Bishan new town consists of four neighbourhoods and was built in stages from 1983 to 1989, beginning with the smallest, Shunfu. The others are Bishan East, Bishan North, and Bishan West (later renamed Sin Ming Garden).
The HDB flats in those days were uniquely designed, unlike the public housing of that generation. Some of the features include pitched roofs, 25-storey point blocks with rounded balconies, and a mix of 5-room flats and executive maisonettes, with the lower floors enjoying an additional 16 sq m of space from the open-roof terraces.
Business Activity: Home To Small And Medium Automotive And Car-Related Businesses
The Sin Ming Industrial Estate, part of the bigger motor industrial district, is one of the main employment nodes in Bishan. It comprises 13 blocks of single-storey terrace workshops for general manufacturing, woodworking, and the automotive industry. Alongside it are Sin Ming Autocare, a five-storey industrial complex with 104 units catering to the needs of the automotive industry, and Sin Ming AutoCity, an eight-storey industrial complex offering 161 units suitable for the automotive industry.
Another area for employment opportunity is the SMRT Bishan depot, which is one of the key landmarks of the town. Built in 1987 and covering an area of 12,000 sq m, it is the first train depot in Singapore. It houses a central maintenance facility (with train overhaul facilities for trains on the North-South Line and East-West Line). The facility is able to hold 36 trains and purportedly has staff training facilities.
As an estate with a high proportion of elderly residents, there are employment opportunities in the nursing field at one of two medical facilities. One is Mount Alvernia Hospital, a 305-bed, not-for-profit general acute care private hospital on Thomson Road. And second is Kwong Wai Shiu Hospital (KWSH), a recently built 438-bed nursing home in Potong Pasir.
Read Also: Which Are The Most And Least Dense Housing Estates In Singapore?
Accessibility: Offers Robust Public Transport Connectivity To Major Economic Hubs Around Singapore
One of Bishan Town’s appeals lies in its central location and robust public transport connectivity to various parts of the island.
The Bishan MRT station, located at the centre of the town, provides residents with connectivity to both the North-South Line (NSL) and the Circle Line (CCL), allowing for more convenient and quick travel to the north, east, and west of Singapore. For instance, the journey from Bishan to Raffles Place (the central business district) via the NSL takes under 25 minutes, while a journey to Changi Airport takes around 45 minutes with the CCL.
Additionally, the opening of Bright Hill Station in August 2021 as part of the Thomson-East Coast Line (TEL) has further improved rail connectivity for residents. It provides residents with an alternative route to the city centre via the TEL as opposed to using the NSL. Furthermore, as an interchange station, it will connect to the future Cross Island Line (CRL) by 2030. This will allow residents to travel to major hubs such as Jurong Lake District, Punggol Digital District, and Changi Region more conveniently.
Residents also have the option of public bus services from the Bishan Bus Interchange. There are 10 bus routes that connect commuters to the west, east, and central parts of Singapore. For instance, residents can take Bus 57 to OUE Bayfront, which would take under an hour of journey time.
Alternatively, residents with their own private transport can also travel conveniently to other parts of the town via the Central Expressway (CTE). For example, a journey to the CBD would only take less than 20 minutes’ drive (during non-peak hours).
Housing: Old And Overpriced Flats?
As a mature town and within the boundaries of the rest of the central region (RCR), housing prices in Bishan are higher than the average. Based on the median resale prices for 3- to 5-room HDB flats, we can see that prices are generally higher than average, despite the fact that a predominately large number of flats in the town were built in the 1970s and 1980s.
| HDB Resale Median Housing Price | ||||
| Location | 3-Room | 4-room | 5-room | Executive |
| Bishan | $432,500* | $677,500 | $900,000 | $1,045,000# |
| Overall HDB Average | $395,578 | $592, 967 | $694,840 | $788,755 |
Source: HDB Resale Statistics Q12023
*Based on 3Q2022
#Based on 2Q2022
While new BTOs in Bishan are sporadically offered through the BTO exercises, residents can look forward to more HDB flats at Sin Ming Road (beside Block 25 Sin Ming Road), the first project in over 30 years. The future housing development will have five residential blocks comprising a total of 984 flats and will have communal facilities such as a roof garden and multi-storey car park. The project is expected to be completed by 2Q2027.
In addition to public housing flats, there is a good mix of private residential properties consisting of private apartments, condominiums, and landed properties in Bishan.
| Private Apartment/Condominium | ||
| Upper Thomson | Marymount | Bishan East |
| $1,747 | $1,568 | $1,763 |
| Landed | ||
| Upper Thomson | Marymount | |
| $1995 | $2,369 | |
Source: EdgeProp
Despite the mature age of the estate, Bishan may continue to remain attractive to future homebuyers due to its robust public transport connectivity to major economic hubs and prestigious schools in the estate.
On the flipside, if schools are not a priority, then the cost of the old lease flats may seem steep compared to nearby estates like Ang Mo Kio and Toa Payoh. Moreover, aside from the plans for a Bishan sub-regional centre, there’s little catalyst or future town rejuvenation plans to act as catalysts for higher price growth of the properties in the estate compared to other towns like Greater Southern Waterfront, Jurong, and Woodlands.
Read Also: Which Is The Best Value For Money Resale HDB Flat Type In Each Estate?
Education: A Handful Of Prestigious Schools Are In Bishan
Bishan is widely known for the prestigious schools located in the estate. Because of these schools, there’s a premium attached to the surrounding properties. But for young families with school-going children who are willing to pay a premium, these are the following choices of learning institutions at the different education levels.
There were over 188 results for childcare centres in Bishan on Skoolopedia, including Happy Family Child Care Centre, Star Learners, PCF Sparkletots, Maple Bear Binchang (Bishan), and My First Skool, to name a few. However, no records of MOE Kindergarten were found on School Finder.
On the other hand, there are only three MOE primary schools and six secondary schools, including two junior colleges, in Bishan.
| MOE Primary School | |
| Name | Location |
| Ai Tong School | 100 Bright Hill Drive, S579646 |
| Catholic High School | 9 Bishan Street 22, S579767 |
| Kuo Chuan Presbyterian Primary School | 8 Bishan Street 13, S579793 |
| MOE Secondary School | |
| Name | Location |
| Catholic High School (Secondary) | 9 Bishan Street 22, S579767 |
| Guangyang Secondary School | 8 Bishan Street 12, S579807 |
| Kuo Chuan Presbyterian Secondary School | 10 Bishan Street 13, S579795 |
| Peirce Secondary School | 10 Sin Ming Walk, S575566 |
| Raffles Institution | 1 Raffles Institution Lane, S575954 |
| Whitley Secondary School | 30 Bishan Street 24, S579747 |
| Tertiary | |
| Name | Location |
| Eunoia Junior College | 2 Sin Ming Place, S573838 |
| Raffles Institution (Junior College) | 1 Raffles Institution Lane, S575954 |
Source: MOE – SchoolFinder
Given the number of well-known and reputable schools, Bishan will continue to remain popular among young homeowners who wish to enrol their children in these schools.
Recreation: Read Boooks, Hit The Gym, Or Stroll In The Park
These days, most estates have at least one neighbourhood mall to serve the residents’ needs, and that’s Junction 8 for Bishan. Located conveniently next to the Bishan MRT Station, it offers a wide range of products and services, from dining to retail outlets, clinics, a supermarket, a bookstore, and even a movie theatre.
Bishan also has a four-storey public library for those who enjoy reading books and a public sports stadium, along with a swimming complex operated by the Sport Singapore for fitness buffs.
Alternatively, you can also spend your time strolling at the Bishan-Ang Mo Kio Park, which was first opened in 1988. The 62-hectare park is one of the largest urban parks in Singapore and runs along the Kallang riverine system. The 3-km park underwent a major rejuvenation at a cost of $76 million under the PUB’s Active, Beautiful, Clean Waters programme to make the park resemble a meandering river. It is a popular hangout spot for both young and old residents to engage in leisure activities.
Read Also: HDB Price Guide: 5 Cheapest HDB Estates For 2023
Summary
| Criteria | Ratings | Remarks |
| Pedigree | Low | It may have a long history, but its uninviting past as a cemetery site may not be comforting for some. |
| Accessibility | Very Good | One of the main pull factors for Bishan is its central location and robust public transport connectivity to major economic hubs. |
| Affordability | Poor | Prices of HDB flats across the different flat types are generally much higher than the average flat price, despite a shorter lease balance. |
| Schools | Average | The number of schools might be limited, but they make up for it in quality. So much so that the estate is well received due to these schools. |
| Recreation | Average | There may not be many different activities to engage in, but as a small satellite town, there are sufficient amenities to meet the recreational needs of most residents. |
| Investment Potential | Average | The higher property prices may limit the potential upside, which is further hampered due to a lack of rejuvenation catalysts. |
The post Neighbourhood Estate Guide: Is Bishan The “Over” Rated Choice For Young Families? appeared first on DollarsAndSense.sg.
0 Mga Komento