Buying your first home
May helps first-time buyers weigh schools, commute, layout and budget across D20 and D26, so the shortlist matches both lifestyle needs and long-term plans.
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May Tan Property Advisor
Living in District 20 & District 26
A local guide to the neighbourhoods May Tan knows best — from Bishan and Ang Mo Kio to Upper Thomson, Lentor, Springleaf and Mandai.
Two districts, one neighbourhood feel
District 20 and District 26 are well-loved by families, professionals and nature lovers for their mix of mature estates, green corridors, established schools and improving connectivity. May Tan has spent more than 13 years helping clients buy, sell, upgrade, right-size and rent in these very neighbourhoods — offering grounded advice that only comes from living and breathing the local market.
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District 20
Ang Mo Kio, Bishan & Thomson
District 20 sits in Singapore’s central-north region and is one of the most sought-after mature residential corridors. Ang Mo Kio is a self-contained new town with a long-established town centre, Bishan draws young families with its active, outdoorsy lifestyle, and Thomson blends connectivity with a well-loved food and heritage scene.
Lifestyle & amenities
Bishan-Ang Mo Kio Park offers one of the largest green lungs in the area, while Thomson Plaza, Upper Thomson and the Ang Mo Kio Hub provide retail, dining and everyday conveniences. Hawker centres, community clubs and neighbourhood shops are threaded throughout the estate.
Transport
The area is served by the North-South Line, Circle Line and Thomson-East Coast Line, with major expressways such as the CTE and PIE providing road access across the island.Source: LTA / official rail maps
Schools
Notable schools include Ai Tong School, Catholic High School, CHIJ St. Nicholas Girls’ School, Anglo-Chinese School (Barker) and Eunoia Junior College. Admission rules, distances and vacancies should be verified directly with MOE and each school.Source: MOE
Transport
The Thomson-East Coast Line now links several stations through the district, improving north-south and coastal connectivity. Major roads include the SLE and CTE.Source: LTA / official rail maps
Schools
Notable schools include CHIJ St. Nicholas Girls’ School, Ai Tong School, Mayflower Primary School, Presbyterian High School and Yishun Innova Junior College. Always verify admission criteria and home-school distance with MOE and the individual schools.Source: MOE
Property types
The district spans HDB flats, newer condominiums (particularly around Lentor) and larger landed homes in Springleaf and Mandai. It attracts buyers looking for newer stock, more greenery or larger floorplates than the central-core alternatives.
Why people choose District 26
- Abundant nature, reservoirs and park connectors
- Improved MRT connectivity via the Thomson-East Coast Line
- Lifestyle dining along Upper Thomson
- Mix of new condominium launches and mature landed housing
District 20 vs District 26 at a glance
| Aspect | District 20 | District 26 |
|---|---|---|
| Vibe | Mature, centrally located, town-centre energy | Greener, lower-density, lifestyle-led |
| Typical property types | HDB, condos and landed homes in established precincts | HDB, newer condos around Lentor, larger landed pockets |
| Transport highlights | NSL, CCL, TEL; CTE & PIE | TEL stations; SLE & CTE |
| Nature & amenities | Bishan-Ang Mo Kio Park, Ang Mo Kio Hub, Thomson Plaza | Thomson Nature Park, Lower Peirce Reservoir, Upper Thomson dining, Mandai Wildlife Reserve |
| Ideal profile | Families, upgraders and first-time buyers who want centrality | Buyers and renters seeking greenery, space and new launches |
Market context
Both districts have seen steady interest from families and upgraders in recent years. Market conditions can change monthly, so current pricing, supply and transaction trends are best understood through up-to-date sold-transaction research. May Tan publishes a monthly market update to help clients make decisions based on the latest available data rather than headlines.
Get the Latest Market UpdateHow May helps clients in these districts
Selling or upgrading
From positioning your property to timing the move and coordinating sale-and-purchase timelines, May provides a clear plan backed by recent transaction context.
Plan My Next Move →Renting or leasing out
Whether you are looking for a tenant or searching for a rental, May matches landlords and tenants with realistic expectations of the D20 and D26 markets.
Plan My Next Move →Thinking of Moving Within District 20 or District 26?
Tell May what you are looking for. She will reply with a clear next step — whether that is a valuation, a shortlist of suitable properties, or a conversation about timing.
Over 13 years advising clients in District 20 and District 26. CEA Registration: R0XXXXXX (placeholder — update before publishing).
Frequently asked questions
Which neighbourhoods are in District 20 and District 26?
District 20 covers Ang Mo Kio, Bishan and Thomson. District 26 covers Upper Thomson, Lentor, Springleaf and Mandai.
What types of properties are available in District 20 and District 26?
Both districts offer a mix of HDB flats, condominiums and landed homes. District 20 has established HDB precincts and condos near MRT stations and malls, plus landed pockets around Bishan and Thomson. District 26 includes newer condominium launches around Lentor and larger landed homes in Springleaf and Mandai.
How is the transport connectivity in these districts?
District 20 is served by the North-South Line, Circle Line and Thomson-East Coast Line, with the CTE and PIE providing road access. District 26 is connected by the Thomson-East Coast Line and major roads such as the SLE and CTE. Always check the latest LTA rail map for current stations and lines.
Are there good schools in District 20 and District 26?
Yes. District 20 is near schools such as Ai Tong School, Catholic High School, CHIJ St. Nicholas Girls' School, Anglo-Chinese School (Barker) and Eunoia Junior College. District 26 is near CHIJ St. Nicholas Girls' School, Ai Tong School, Mayflower Primary School, Presbyterian High School and Yishun Innova Junior College. Admission rules and distances should be verified with MOE and each school.
Should I buy in District 20 or District 26?
It depends on your priorities. District 20 suits buyers who want a mature, centrally located town with established amenities and a strong school belt. District 26 suits those who prefer more greenery, newer condominium options and a lower-density lifestyle while staying connected by the Thomson-East Coast Line. May Tan can help you compare specific properties and timelines based on your situation.
How can I find out the current market value of my property in these districts?
You can request a property valuation through May Tan. She reviews recent comparable transactions, current listing activity and the specific attributes of your home to give you a realistic estimate, without inflated promises.