District 20 is one of Singapore’s most quietly powerful landed markets — mature but not stagnant, competitive yet deeply resilient, and consistently anchored by genuine, long-term homeowner demand. Compared to flashier districts in the Core Central Region (CCR) or emerging enclaves in the northeast, D20 stands apart for a simple reason: it has achieved a rare balance of stability, liveability, connectivity, and family appeal that few other districts can replicate.
For buyers eyeing a strategic landed move in 2025 — especially those who value centrality and a well-established residential environment — D20 deserves serious attention. The data shows a district shaped by limited supply, sustained growth, and one of the strongest owner-occupier bases in Singapore. And as we head toward our upcoming D20 Landed Clinic, this week’s article gives you a comprehensive primer on what makes District 20 such a compelling (and reliably resilient) place to anchor long-term wealth.
Why D20 Matters: A Core Landed District with Enduring Demand
District 20 covers Bishan, Thomson, and parts of Ang Mo Kio — three mature neighbourhoods with diverse landed enclaves and well-planned residential pockets. Its appeal is built on four pillars:
Central connectivity
Residents in D20 enjoy direct access to key MRT lines including the North-South Line, Circle Line, and Thomson-East Coast Line. Bishan, Marymount, and Upper Thomson MRT stations anchor this convenience, supported by arterial roads like the CTE and PIE that link the district seamlessly to Orchard, the CBD, and northern Singapore.
Top-tier educational catchments
Families consistently cite D20’s education cluster as one of the district’s greatest draws. Schools such as Catholic High, Raffles Institution, Ai Tong School, and Whitley Secondary help sustain a robust base of long-term homeowners looking to stay within the neighbourhood.
Lifestyle, greenery, and mature amenities
MacRitchie Reservoir Park, Bishan–Ang Mo Kio Park, and Lower Peirce Reservoir form D20’s renowned “green belt”, making the district one of the most liveable city-fringe locations. Retail and F&B options remain varied — from Thomson Plaza and Junction 8 to vibrant cafe and restaurant stretches along Upper Thomson Road.
Strong owner-occupier demand
D20 is not a speculative district. Its landed estates, from Thomson Ridge to Shunfu and Windsor Park, are dominated by long-time residents, families planning multi-generational homes, and upgraders seeking long-term stability. This has consistently translated into stable price trajectories across all landed types.
These structural strengths have shaped one of the most reliable landed markets in the country — one that not only performs consistently, but also endures market cycles with minimal volatility.
A Market Defined by Scarcity: Landed Supply Has Barely Changed in 15 Years
The broader landed segment in Singapore is already scarce — comprising just around 5% of all residential homes. But what sets D20 apart is how tightly held its landed stock has remained over the years.
The number of landed homes in Singapore has grown by less than 6% in the past 15 years. Within D20, supply is even more limited, especially in mature enclaves where redevelopment opportunities are rare and most owners hold long-term.
This fundamental lack of new supply is the bedrock supporting price resilience. In D20, this effect is amplified: mature plots, established roads, and no new landed land releases mean every listing in the district competes within a large pool of buyers but a chronically constrained pool of sellers.
The D20 Numbers: A Market Built on Balanced but Competitive Segments
Based on the latest findings, D20’s freehold landed segment shows a clear structure:
Inter-Terrace Homes: The Liquidity Engine of D20
With close to 170 active listings, inter-terrace homes form the backbone of D20’s landed market. Most of these listings fall within the $4–7 million range, making them the most accessible entry point for many buyers.
Characteristics of D20’s Inter-Terrace market:
For many families, inter-terraces in D20 represent the “ideal first step” into the landed segment — central, liveable, and reasonably priced by today’s standards.
Corner Terraces: Scarce and Increasingly Competitive
Corner terrace homes remain limited, with just around 50 listings. The majority sit between $6–8 million, with a noticeable increase in supply year-on-year. This rise, however, does not indicate weakening demand; rather, it reflects owners capitalising on substantial appreciation.
Key traits:
Corner terraces often trade quietly but steadily — and in D20, they have become one of the most desirable mid-tier landed options.
Semi-Detached Homes: A Mixed Market with Deep Buyer Pools
Semi-detached homes form one of D20’s largest landed categories, with over 130 listings spread across a wide price range. Approximately one-third of listings fall in the $9–10 million bracket, while older homes appear in the $5–6 million range.
This segment currently shows signs of short-term supply expansion — especially for older Category 1 and 2 homes — which has temporarily turned parts of this bracket into a more competitive environment for sellers.
Still, the fundamentals remain solid:
Modern or rebuilt semi-detached homes (Category 3 and 4) continue to move well and achieve price premiums due to limited stock.
Detached Homes: True Scarcity, True Stability
Detached homes are the rarest landed type in D20, with fewer than 50 listings in the entire district. Most available units fall within the $11–15 million range and are either move-in-ready or recently rebuilt, reflecting the strong holding power of owners who typically release such homes only after significant appreciation or major life transitions. Above this tier sits a small but steady luxury segment exceeding $15 million, often located in premium enclaves such as Windsor Park or on larger plots near nature buffers that command elevated valuations.
In D20, detached homes embody the highest level of exclusivity within the landed hierarchy. Turnover is exceptionally low, values remain remarkably stable across market cycles, and these homes are frequently purchased or retained for multi-generational purposes. Even during softer market conditions, demand for well-positioned detached homes remains resilient. For buyers seeking long-term wealth preservation, this segment represents the purest expression of what many consider the “hardest asset class” in Singapore’s residential landscape.
Liquidity in D20: A District with Predictable Market Movements
One of the most meaningful insights from this year’s study lies in the absorption ratios — the measure of how quickly listings are taken up relative to supply.
D20 shows four distinct liquidity profiles:
These ratios reveal a healthy, functioning market where:
This balance across segments is part of what makes D20 such an attractive district for buyers. Whether someone is entering the landed market for the first time, upgrading into more space, or planning a legacy home, the district offers options without compromising on fundamentals.
Long-Term Performance: A Decade of Consistent, Broad-Based Growth
From 2015 to 2025, D20’s freehold landed segment recorded an estimated CAGR of about 5.2%— outperforming many other city-fringe districts.
Breaking it down:
Terrace homes lead growth due to strong upgrader demand and faster resale velocity. Semi-detached homes maintain steady appreciation despite higher inventory levels, while detached homes show slow but stable long-term value accretion — consistent with their role as generational wealth assets.
What’s more important than the numbers is the consistency of the trend. Even in years marked by macroeconomic uncertainty, D20’s landed homes have shown resilience, supported by genuine end-user demand and a district profile that buyers trust.
Setting the Stage for Our D20 Landed Clinic
If you have been considering a move into the landed segment — whether you’re an upgrader, a buyer planning a family home, or someone looking for long-term wealth preservation — D20 is a district that merits a serious, informed look.
Our upcoming D20 Landed Clinic will dive deeper into:
If D20 has been on your radar, this is the session you won’t want to miss.
If you’re planning your next property move, our sales consultants are ready to provide clarity and guidance. Click here to get in touch with us.
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