Ang Mo Kio and Bishan are two of Singapore’s most coveted heartland neighbourhoods, each with its own vibe. In Ang Mo Kio, your $700K can stretch a little further: bigger flats, a lively heartland atmosphere, and solid connectivity with upcoming MRT lines.
Over in Bishan, the same budget gets you a little less square footage, but you’ll be in one of Singapore’s most sought-after estates: with top schools, true centrality—something you can truly flex at family gatherings. But which makes the better choice for long-term living?
Let’s look at it through the lens of a newlywed couple with a budget of $700K. We break down the facts to see what your money can get you in each neighbourhood.
Why pit Bishan vs Ang Mo Kio?
Ang Mo Kio and Bishan make a natural comparison because they’re side by side, yet worlds apart in perception. Bishan has long carried the reputation of being the “atas” heartland, where even flats pushing 30 years old can still fetch impressive prices thanks to its central location and prestige factor.
Ang Mo Kio, on the other hand, leans more down-to-earth, with roomy layouts and multi-generational flats that give families the space to live and grow comfortably.
Centrality: a location comparison
Bishan
Bishan is often seen as the true central HDB estate in Singapore—family-friendly, school-focused, and highly accessible. It’s home to the nation’s top schools like Raffles Institution, Catholic High School, and Ai Tong School, making it especially attractive for families.
Image credits: Land Transport Authority
With both the Circle Line and North-South Line running through, Bishan is also a transport hub for commuters, with only 5 MRT stops away from Orchard MRT, or 8 stops to City Hall MRT. Its bus interchange is a little old-school (and not air-conditioned), but it’s famous for the “50-series” buses, from 50 all the way to 59 (except 51), which travel all across Singapore.
The “hub” of Bishan is at Junction 8 shopping mall, which connects the mall, the MRT, and the bus interchange all in one convenient location. Residents and commuters can have access to a wide variety of food options, such as 4Fingers or Din Tai Fung, or they can dine at the famous Kim San Leng coffee shop just outside the bus interchange.
Junction 8 also houses Golden Village Cinema, a privilege that Ang Mo Kio has lost in recent months with the closure of Ang Mo Kio Cathay Cineplexes.
Ang Mo Kio
Ang Mo Kio, on the other hand, offers bigger flats, a traditional heartland feel, and the distinction of being SM Lee’s ward, which you know…definitely comes with some solid infrastructure. While it’s sometimes seen as “North, or North-East… depending on how you argue with your friends,” what’s certain is that it’s not considered truly central, though the upcoming Cross Island Line might just change that perception.
Image credits: Land Transport Guru
Although it’s just one stop further from Bishan, Ang Mo Kio still offers quick access to the city centre. The fully air-conditioned Ang Mo Kio Bus Interchange is also a plus, with a wider range of bus services compared to Bishan, making daily commutes very convenient as well.
Image credits: Link REIT
Though not located right in the middle of the estate, AMK Hub stands as the heart of Ang Mo Kio. Much like Junction 8 in Bishan, it’s directly connected to the MRT and bus interchange, making it a convenient spot for both residents and commuters. Inside, you’ll find an NTUC Xtra, while not the largest in Singapore, it’s still big enough for you to get your steps in. Beyond shopping, AMK Hub and its surroundings are packed with food choices, from various famous hawker centres to kopitiams with craft beers.
With a larger land area that also covers Lentor and Yio Chu Kang, AMK offers buyers plenty of variety in terms of neighbourhood feel and housing stock.
Why $700K? It’s a modest budget
For many resale buyers, $700K is the magic number, especially when it comes to 4-room flats. It’s the point where real trade-offs surface: do you want the comfort of extra space in Ang Mo Kio, or the prestige of a Bishan address? Most modest homeowners are prepared to part with this sum, whether it’s for a younger flat in a newer estate or a charming old resale with character.
Ang Mo Kio: HDB flats you can get for $700K
One of Singapore’s oldest heartland estates, Ang Mo Kio, is known for its mature town charm and abundance of food options. The town has no shortage of everyday conveniences – wet markets, clinics, and malls are all within reach. With a larger land area that also covers Lentor and Yio Chu Kang, AMK offers buyers plenty of variety in terms of neighbourhood feel and housing stock.
3-room flats: $495K-$530K
1. Block 585 Cheng San Court ($ 528,000)
Image credit: PropertyGuru
One standout listing is Block 585 Cheng San Court: a spacious 3NG flat at 882 sqft ($599 psf), right next to Ang Mo Kio MRT and the Ang Mo Kio South Neighbourhood Police Centre. AMK Hub, with its shops, food options, and bus interchange, is just around the corner.
The block TOP-ed in 1978, leaving about 52 years on the lease. The flat’s generous living room is a plus, though a refresh would unlock its full potential.
2. 502 Ang Mo Kio Avenue 5 ($ 495,000)
Image credit: PropertyGuru
Another option is Block 502 Ang Mo Kio Avenue 5: a 3NG flat at 883sqft ($561 psf), just opposite Nanyang Polytechnic. It’s conveniently between Yio Chu Kang and Ang Mo Kio MRTs, with AMK Central and Djitsun Mall an 8-minute walk away for dining and shopping.
Built in 1980, the flat has about 54 years left on the lease. Fully renovated and move-in ready, it boasts a bright, spacious living and dining area, a master bedroom that fits a king-sized bed, and a functional kitchen with ample storage—perfect if you prioritise open space and comfort.
4 & 5-room flats: $580K-$700K
1. 305 Ang Mo Kio Avenue 1 ($699,000)
Image credit: PropertyGuru
For this price, you get a spacious 1,323 sqft 5-room flat ($528 psf) at 305 Ang Mo Kio Avenue 1, about a 15-minute walk from Ang Mo Kio MRT and AMK Hub. Schools like Ang Mo Kio Secondary (0.8 km) and Teck Ghee Primary (0.9 km) are also within walking distance, making it practical for families.
Daily essentials are easy: a Giant is 5 minutes away, while AMK Hub has NTUC Xtra, shops, and a bus interchange. AMK Central adds NTUC Finest, hawker fare, kopitiams, and malls like Djitsun Mall.
The flat TOP-ed in 1976, with about 50 years left on the lease. Inside, it carries a nostalgic late ‘80s to early ‘90s charm, perfect if you love that retro vibe.
2. 542 Ang Mo Kio Avenue 10 ($580,000)
Image credit: PropertyGuru
Another interesting option is at Block 542 Ang Mo Kio Avenue 10, currently the best value in our list at just $498 psf for 1,001 sqft. While it’s a little further from AMK Hub compared to the previous unit, it’s still well connected, about 3 to 4 bus stops from Ang Mo Kio MRT.
The immediate surroundings are convenient, with a wet market, four coffee shops, Cheng San CC, and Sheng Siong Supermarket nearby. Your future kids will also appreciate the proximity to schools like Jing Shan Primary School, Anderson Secondary School, Central ITE, and Nanyang Polytechnic.
Being slightly removed from the bustle of AMK Central, the area offers a quieter environment, great if you prefer peace without the constant hum of traffic. The flat itself TOP-ed in 1981, giving it around 55 years left on the lease. According to the listing, it’s a corner, high-floor unit, which means better privacy, great ventilation, and plenty of natural light. Plus, the master bedroom is generously sized, making it a standout feature.
Verdict:
The 3-room flats are great for newlyweds who don’t mind an older lease in exchange for more generous layouts. Ang Mo Kio’s 3-room flats are slightly larger than the average, giving you that extra bit of breathing room compared to newer estates.
The 4 to 5-room flats are spacious and versatile; these flats work well for anyone who simply wants more room to live and grow. Whether it’s a study nook, a home gym, or an entertainment corner, there’s plenty of space to make it yours.
Bishan: HDB flats you can get for $700K
Bishan estate may be slightly smaller than Ang Mo Kio, but it punches above its weight in reputation. The town is anchored by Junction 8, Bishan-Ang Mo Kio Park 1 & 2, and a well-planned network of community facilities that make it especially family-friendly. Its central location also means shorter travel times to the city.
3-room flats: $539,000-$565,000
1. 313 Shunfu Road ($565,000)
Image credit: PropertyGuru
On the fringe of Bishan, 313 Shunfu Road offers a 3-room flat at 721 sqft, priced at $784 psf. It’s just a 3-minute walk to Marymount MRT and next to the popular Shunfu Food Centre. Amenities are plentiful, with Thomson Plaza (800m), Sheng Siong (136m), NTUC Finest (800m), and more all within 1km.
Catholic High School and Ai Tong School are within 1km, making it an attractive option if you want to secure school proximity.
The flat TOP-ed in 1984, with about 58 years left on the lease. Currently a blank canvas, the unit has no built-ins in the living room or master bedroom, giving buyers full freedom to customise the space to their taste.
2. 115 Bishan Street 12 ($539,999)
Image credit: PropertyGuru
Next, there’s a 3-room flat at 115 Bishan Street 12, sized at 689 sqft and priced at $784 psf. The location is arguably one of the best in Bishan, directly opposite Bishan Central, with Junction 8 just a 3-minute walk away. The iconic Kim San Leng is also within 5 minutes for your coffee and chicken rice fix.
Families will love the abundance of nearby schools, from PCF Sparkletots just 200m away, to Raffles Institution and Guangyang Secondary School at 400m. Beatty Secondary and Catholic High are also within 1km. Bishan MRT is just a 5-minute walk for added convenience.
Built in 1985, the flat has about 59 years left on its lease. Being next to a corner unit adds privacy, and with no major hacking done, all bedroom walls remain intact, perfect for fans of a traditional layout. The main door faces North-North-East, so you won’t have to worry about harsh sunlight in the living room.
4-room flats: $680,000-$699,999
1. 260 Bishan Street 22 ($680,000)
Image credit: PropertyGuru
The first 4-room flat we found in Bishan is at 260 Bishan Street 22, a spacious 1,118sqft unit priced at $608 psf. While it’s not right in Bishan Central, the area is packed with conveniences: a wet market with a sheltered walkway, 24-hour FairPrice, Giant, HAO Mart, and plenty of coffee shops. Foodies will love nearby spots like 284 Kway Chap for late-night supper, Sin Ming Roti Prata, and Tuk Tuk Cha.
For families, Eunoia Junior College is just a 10-minute walk away. The flat is a few bus stops from both Bishan and Marymount MRT, and will gain even more connectivity from the upcoming Teck Ghee MRT on the Cross Island Line. The future North-South Corridor will also improve access to town and beyond.
TOP-ed in 1991, this relatively newer flat has about 65 years left on the lease. The listing is a blank canvas, making it easy for buyers to fully design the space to their taste.
2. 118 Bishan Street 12 ($699,999)
Image credit: PropertyGuru
The final listing on our Bishan roundup is 118 Bishan Street 12, the priciest of the bunch at $699,999. The unit spans 957 sqft at $731 psf and is located just across the road from Block 115 mentioned above. Like its neighbour, it’s close to all the essentials: a 5-minute walk to Junction 8, Bishan MRT, and Bishan Bus Interchange, as well as a 3-minute stroll to Kim San Leng.
This flat offers a bit more peace compared to Block 115, as it’s tucked away from the main road along Bishan Town Central. Built in 1986, it has about 60 years left on the lease.
What makes this unit special is that it’s a corner unit on the ground floor, giving access to a small courtyard and extra space along the corridor. The main door faces south, so you won’t have to worry about the harsh west sun streaming into your home.
Verdict:
3-room flats in Bishan may be compact, but their efficient layouts make them ideal for young couples or small families who prioritise centrality and convenience over space. With Bishan MRT and Junction 8 right at the heart of the town (plus Marymount MRT for the Shunfu side), what you’re really paying for here is unbeatable location and connectivity.
4-room flats offer more breathing room, enough for a study, kids’ playroom, or simply more comfortable family living. They strike a sweet balance between space and location, giving families central convenience without stretching into 5-room price territory.
Head-to-head comparison: Bishan vs Ang Mo Kio
Bishan vs Ang Mo Kio: Which is the better HDB neighbourhood?
At $700K, it really boils down to what you value. Ang Mo Kio gives you more space and a friendlier price tag, while Bishan offers prestige, centrality, and future resale potential. Bigger kitchen, or shorter MRT ride, which would you pick?
Since you’re here, it probably means you like reading about comparisons. We have more:
- 4 cheapest 4-room HDB resale flats in the east
- 5 HDB estates with explosive resale price growth in 2025
- What are the different types of HDB flats in Singapore?
Cover image adapted from: TheSmartLocal
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