Bishan HDB MOP 2026: Upgrading When CCR and RCR Are Next Door
By Winfred Quek · CEA R073319H · 10-minute read · Last reviewed May 2026
Facts verified: May 2026 · Sources linked below
Bishan's Unique Position in Singapore's Market
Bishan occupies District 20 and is classified as Rest of Central Region (RCR) under URA's market segmentation. It is not OCR (Outside Central Region) it sits at the heart of Singapore's geographic centre. The North-South Line and Circle Line both pass through Bishan Junction. The Thomson-East Coast Line (TEL) added Bishan Park station, giving residents three MRT lines within minutes.
To the south-west, Bishan merges into Thomson and Novena which are District 11, Core Central Region (CCR). The price gap between a Bishan condo and a Thomson/Novena condo of the same size is typically 20–35%. This means Bishan upgraders can move into RCR condos comfortably, or stretch into CCR entry-level with slightly higher borrowing.
Bishan HDB MOP 2026: Which Projects?
HDB BTOs in Bishan that received TOP in 2021 complete their 5-year MOP in 2026. Key projects include units in the Bishan North and Bishan South areas. Resale prices for Bishan 4-room HDB in 2026 range from approximately $700,000 to $950,000, with higher floors and recent renovations approaching $1 million+.
What School Proximity Means for Bishan Prices
Bishan is home to some of Singapore's most sought-after schools:
- Catholic High School primary and secondary, consistently top 10 in PSLE aggregate scores
- Raffles Institution secondary and junior college, Singapore's most selective school
- Bishan Park Secondary, Kuo Chuan Presbyterian Primary
Families with children in or approaching primary school age will pay a meaningful premium to remain in the Bishan catchment. For a Bishan MOP owner upgrading to a private condo within 1–2km of Catholic High or RI, the school proximity premium is built into both the HDB sale price received and the condo purchase price paid it partially nets out, but the buyer pool for private condos near these schools is deep and consistent.
Upgrade Option 1: Stay in D20 RCR Thomson/Marymount Condos
The most affordable upgrade for Bishan MOP owners is to a D20 RCR condo in the Thomson/Marymount corridor. Projects in this area include older condos like Thomson Three, Bishan-8, and newer launches. A 2-bedroom condo (800–900 sqft) in D20 RCR typically ranges from $1.2M to $1.6M. A 3-bedroom (1,100–1,300 sqft) is $1.5M–$2.2M.
Upgrade Option 2: Step into D11 CCR Newton/Thomson Road
D11 CCR condos along Thomson Road and Newton include projects like The Arte, Newton Suites, Novena Suites, and newer Orchard-fringe launches. Entry-level 1- or 2-bedroom units start from approximately $1.3M–$1.6M. For a Bishan MOP owner with $600,000–$800,000 in sale proceeds (after CPF and loan discharge), a D11 CCR purchase requires a larger loan quantum but is achievable with combined household income above $12,000/month.
Upgrade Option 3: New Launch on TEL Corridor
The Thomson-East Coast Line has catalysed new launch activity in D13 (Upper Thomson, Marymount) and D19 (Serangoon, Upper Serangoon). New launches near TEL stations offer the buy-at-launch pricing advantage with completion in 3–5 years. These are particularly attractive for Bishan MOP owners who want to stay in the Thomson-Bishan corridor but prefer a brand-new unit.
Upgrade Cost Breakdown Table
| Scenario | HDB Sale Proceeds (est.) | New Purchase | Loan Required | Monthly Instalment (1.5%, 25yr) |
|---|---|---|---|---|
| 4-rm Bishan HDB → 3-br D20 RCR condo | $800,000 (after CPF & loan discharge, ~$350K net cash+CPF) | $1,600,000 | ~$1,200,000 | ~$4,800/month |
| 4-rm Bishan HDB → 2-br D11 CCR condo | $800,000 (est.) | $1,500,000 | ~$1,100,000 | ~$4,400/month |
| 4-rm Bishan HDB → 2-br TEL new launch | $800,000 (est.) | $1,400,000 | ~$1,000,000 | ~$4,000/month |
| 5-rm Bishan HDB → 3-br D20 RCR condo | $1,000,000 (est.) | $1,800,000 | ~$1,350,000 | ~$5,400/month |
The School Catchment Retention Strategy
For families with children in Catholic High or aiming for RI's Phase 2B/2C registration zones, upgrading to a private condo within the 1km primary school registration radius preserves the school catchment advantage. This is a subset of the Bishan upgrade market that specifically targets condos within 1km of Catholic High Primary or along Bishan Street 22/23 catchment areas.
Private condos within 1km of Catholic High Primary include Bishan-8 and several smaller freehold developments along Marymount Road. These are more limited in supply and tend to hold their price premium better over time because the school catchment benefit is recurring each generation of residents values it.
Key Timing Considerations for 2026 MOP Sellers
- MOP completion date: confirm via My HDBPage before listing
- New launch condo purchases can be signed before MOP if the completion (TOP) is after the HDB sale completes check the timeline carefully
- Bishan HDB supply: multiple BTO projects TOP-ing in 2021 mean a moderate supply of resale units in 2026. Price competitively at median, not at premium, if you want a fast sale
- Interest rates: at 1.5% fixed in 2026, monthly servicing for the upgrade loan is significantly more affordable than at peak 2023 rates of 3.5–4%
Related reading
- HDB MOP Upgrade Timeline: The Full Sequence
- The HDB Upgrader's Guide 2026
- CCR, RCR and OCR: The Framework Every Singapore Property Buyer Needs
- New Launch vs Resale by District 2026
Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd. CEA R073319H. Information on this page is general and does not constitute financial, investment, or mortgage advice.
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