District 20 is Singapore postal district 20 (postal sectors 56 and 57): Ang Mo Kio, Bishan and the Bright Hill and Thomson Plaza end of Upper Thomson. It is mostly HDB housing. Three MRT lines serve it, and the Cross Island Line is due by 2030. In Q2 2026 the median 4-room HDB resale price was S$788,000 in Bishan and S$638,000 in Ang Mo Kio.
Updated 27 September 2026. HDB prices are the latest quarter HDB has published (Q2 2026). Condo facts come from developers and reputable press, and each is dated below.
Which areas does District 20 cover?
The official list of postal districts (compiled from SingPost data) gives District 20 as postal sectors 56 and 57, labelled "Bishan, Ang Mo Kio". A Singapore postal code's first two digits are its sector, so any address starting 56 or 57 is in District 20.
| Area | Postal sector | Examples (OneMap) |
|---|---|---|
| Ang Mo Kio | Mostly 56 | AMK Hub, 53 Ang Mo Kio Avenue 3 (569933) |
| Bishan | Mostly 57 | Junction 8, 9 Bishan Place (579837) |
| Thomson (Bright Hill, Sin Ming, Thomson Plaza) | 57 | Thomson Plaza, 301 Upper Thomson Road (574408); Upper Thomson MRT (577937) |
"Thomson" is split between districts. The southern stretch of Upper Thomson Road, around Thomson Plaza and Bright Hill, is in District 20. Further north, sectors 77 and 78 form District 26 (Upper Thomson, Springleaf); see our District 26 guide. The Thomson area near Novena is District 11.
Postal districts are not the same as HDB towns or URA planning areas, so price data published by HDB town (below) does not line up exactly with the district.
Which MRT stations serve District 20?
District 20 has stations on the North-South Line (NSL), Circle Line (CCL) and Thomson-East Coast Line (TEL). The TEL stations at Mayflower, Bright Hill and Upper Thomson opened on 28 August 2021 as part of TEL Stage 2 (LTA).
| Station | Line(s) | Where |
|---|---|---|
| Yio Chu Kang (NS15) | NSL | Ang Mo Kio Avenue 8 |
| Ang Mo Kio (NS16) | NSL; Cross Island Line interchange (CR11) under construction | Ang Mo Kio Avenue 8 |
| Bishan (NS17 / CC15) | NSL and CCL interchange | Bishan Place |
| Marymount (CC16) | CCL | Marymount Road |
| Mayflower (TE6) | TEL | Ang Mo Kio Avenue 4 |
| Bright Hill (TE7) | TEL; Cross Island Line interchange (CR13) under construction | Sin Ming Avenue |
| Upper Thomson (TE8) | TEL | Jalan Keli, off Upper Thomson Road |
Station addresses are from OneMap. Two nearby stations sit just outside the district: Lorong Chuan (CC14) has a sector 55 postal code (District 19), and Caldecott (CC17 / TE9), the CCL and TEL interchange, is in Toa Payoh (sector 29).
Cross Island Line. LTA expects Phase 1 of the Cross Island Line to open by 2030. Its 12 stations include Ang Mo Kio (interchange with the NSL), Teck Ghee and Bright Hill (interchange with the TEL). This will give Ang Mo Kio and Bright Hill a direct line east to Hougang and on to Aviation Park near Changi.
What do HDB flats cost in Ang Mo Kio and Bishan?
HDB publishes median resale prices by town and flat type each quarter, based on registered resale applications. These are the latest figures for the two HDB towns that make up most of District 20.
| Flat type | Ang Mo Kio, Q2 2025 | Ang Mo Kio, Q2 2026 | Bishan, Q2 2025 | Bishan, Q2 2026 |
|---|---|---|---|---|
| 3-room | S$440,000 | S$425,000 | S$542,000 | not published |
| 4-room | S$603,900 | S$638,000 | S$810,000 | S$788,000 |
| 5-room | S$865,000 | not published | not published | S$978,000 |
Source: HDB, Median Resale Prices for Registered Applications by Town and Flat Type (data.gov.sg, updated 13 August 2026). "Not published" means HDB shows no median for that quarter.
What the table shows (our arithmetic):
- In Q2 2026 the Bishan 4-room median was S$150,000, or about 23.5%, above Ang Mo Kio's (788,000 ÷ 638,000 = 1.235).
- Over the year to Q2 2026, the Ang Mo Kio 4-room median rose about 5.6% (603,900 to 638,000), while Bishan's fell about 2.7% (810,000 to 788,000).
Medians move with the mix of flats sold in a quarter (age, floor, location), so one quarter's change is not a trend on its own. Check individual transactions on HDB's resale portal before judging a specific flat.
Which condos are notable in District 20?
Private housing in District 20 is a small share of the stock. The projects below are ones whose facts we have checked against the developer or reputable press. It is not a full list.
| Project | Developer | Tenure and size | Status and price data | MRT |
|---|---|---|---|---|
| Sky Habitat, Bishan Street 15 | CapitaLand, with joint venture partners Mitsubishi Estate Asia and Shimizu (CapitaLand, 1 August 2015) | 99-year leasehold; 509 units in two 38-storey towers, designed by Moshe Safdie | Completed; TOP 27 April 2015 (CapitaLand) | Bishan, about 5 minutes' walk (CapitaLand) |
| AMO Residence, Ang Mo Kio Rise | UOL Group, Singapore Land Group and Kheng Leong (60:20:20) | 99-year leasehold; 372 units in two 25-storey towers | Launched 23 July 2022 from S$1,890 psf (UOL). 370 units sold at an average S$2,112 psf (EdgeProp, 13 October 2023). Expected completion 2026 (EdgeProp) | Mayflower (TEL), about 5 minutes' walk (UOL) |
| Thomson Reserve, Bright Hill Drive (former Thomson View) | CapitaLand Development, UOL Group and Singapore Land Group | 99-year leasehold; 1,268 units in four 21-storey and two 30-storey towers (CapitaLand) | Not yet launched; prices not released as of 27 September 2026 | Upper Thomson (TEL), next to the site (CapitaLand) |
UOL described AMO Residence as the first major private launch in Ang Mo Kio in more than eight years, which shows how rarely new condos come up in the estate. For Thomson Reserve's land cost and a comparison with Springleaf Residence, see our Thomson Reserve preview.
We do not quote district-wide condo psf ranges or rental yields here, because we could not source them for District 20 specifically. For current prices of a given project, use URA's private residential transaction search.
Which schools are in District 20?
These schools have District 20 addresses on OneMap:
| School | Level | Address |
|---|---|---|
| Ai Tong School | Primary | 100 Bright Hill Drive |
| Ang Mo Kio Primary School | Primary | 20 Ang Mo Kio Avenue 3 |
| CHIJ St Nicholas Girls' School | Primary and secondary | 501 Ang Mo Kio Street 13 |
| Kuo Chuan Presbyterian Primary School | Primary | 8 Bishan Street 13 |
| Mayflower Primary School | Primary | 200 Ang Mo Kio Avenue 5 |
| Catholic High School | Secondary (with primary section) | 9 Bishan Street 22 |
| Raffles Institution | Secondary and junior college | 1 Raffles Institution Lane |
For Primary 1 registration, MOE gives priority, when a phase is oversubscribed, to Singapore Citizens living within 1 km of the school, then those 1 to 2 km away, then those further out. Families who get a place through distance priority must meet a 30-month stay requirement at the address. Check the distance for a specific address with OneMap's school query before relying on it; a postal district is not a proxy for it.
What are the main shopping and leisure amenities?
- Junction 8 at Bishan Place, next to Bishan MRT.
- AMK Hub at Ang Mo Kio Avenue 3, next to Ang Mo Kio MRT.
- Thomson Plaza at 301 Upper Thomson Road, near Upper Thomson MRT.
- Bishan-Ang Mo Kio Park lies between the two towns, and UOL names Lower Peirce Reservoir Park as near AMO Residence at Ang Mo Kio Rise.
What should buyers weigh in District 20?
These are trade-offs, not recommendations:
- HDB-heavy estate. Most homes are HDB flats in mature towns, so private supply is thin and new launches are infrequent.
- Transport differs by pocket. Bishan has an NSL/CCL interchange. Bright Hill and Ang Mo Kio will become Cross Island Line interchanges when Phase 1 opens (expected by 2030). Walking distance to a station varies a lot within each town, so check it for the specific block or condo.
- Same rules everywhere. ABSD, loan limits and TDSR apply the same way in District 20 as anywhere else. See our ABSD guide for current rates.
FAQ
Is Thomson in District 20? Partly. Addresses with postal sector 57, such as Thomson Plaza (574408) and Upper Thomson MRT (577937), are in District 20. The northern part of Upper Thomson (sectors 77 and 78) is District 26, and the Thomson area near Novena is District 11.
Which MRT lines serve District 20? The North-South Line (Yio Chu Kang, Ang Mo Kio, Bishan), the Circle Line (Bishan, Marymount) and the Thomson-East Coast Line (Mayflower, Bright Hill, Upper Thomson). The Cross Island Line will add interchanges at Ang Mo Kio and Bright Hill, with Phase 1 expected by 2030.
How much is a 4-room HDB flat in Bishan compared with Ang Mo Kio? HDB's Q2 2026 median resale price for a 4-room flat was S$788,000 in Bishan and S$638,000 in Ang Mo Kio, a gap of about S$150,000.
Is District 20 in the OCR? URA's market segments are defined by planning area, not postal district. UOL described AMO Residence in Ang Mo Kio as an Outside Central Region project. Check URA's segment map for any specific address.
Sources
- List of postal districts (source: SingPost): file.go.gov.sg
- HDB, Median Resale Prices for Registered Applications by Town and Flat Type (updated 13 August 2026): data.gov.sg
- LTA, Thomson-East Coast Line Stage 2 to welcome commuters from 28 August 2021: lta.gov.sg
- LTA, Cross Island Line: lta.gov.sg
- SLA, OneMap address search (station, school and mall addresses): onemap.gov.sg
- MOE, P1 registration: home-school distance: moe.gov.sg
- CapitaLand, Sky Habitat: capitaland.com
- UOL Group, media release on AMO Residence, 7 July 2022: uol.com.sg
- EdgeProp, "AMO Residence: Contemporary homes surrounded by lush flora", 13 October 2023: edgeprop.sg
- CapitaLand, collective acquisition of Thomson View Condominium, July 2025: capitaland.com
- CapitaLand, Thomson Reserve: capitaland.com
- CapitaLand, news release on Sky Habitat's completion, 1 August 2015: sgx.com (PDF)
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