District 20 Condo Review - Clover By The Park [Bishan]

Clover By The Park is one of the most recognisable landmarks in Bishan, instantly identifiable by its two iconic clover-shaped 39-storey towers right beside Bishan-Ang Mo Kio Park. If you've been eyeing this development for own stay or investment, here's an honest look at how it stacks up.

About Clover By The Park (CBTP) About The Location Comparison Between Clover By The Park And Nearby Condos My Honest View What is the Primekey Analysis (PKA) Score? Get The Full Primekey Analysis (PKA) Report for Clover By The Park

---

About Clover By The Park

Developed by Sim Lian (Bishan) Pte Ltd, Clover By The Park sits on 2 and 6 Bishan Street 25 and was completed (TOP) in 2011. It comprises 616 units across two distinctive 39-storey towers, designed in a clover-leaf layout that maximises corner units and unblocked views.

Quick Facts

Developer :	Sim Lian
Address :	2 / 6 Bishan Street 25
Tenure :	99 years leasehold from 2007
Site Area :	21,916 sqm
Plot Ratio :	3.5
Total Units :	616 residential units
Storeys :	39
No of carpark lots :	520 carpark lots

Unit Mix

Bedroom Types	Sizes	Number of Units
3 bedroom	1,216 to 2,207 sq ft	400
4 bedroom	1,733 to 1,765 sq ft	192
5 bedroom	2,530 to 3,498 sq ft	24

Unlike many newer launches, Clover By The Park skews toward larger formats which are predominantly 3-bedroom and 4-bedroom units. The unit sizes are also very generous ranging roughly from 1,200 sqft to over 2,200 sqft for their 3-bedroom units, and their penthouse suite exceeding 3,400+ sqft. This makes it a strong fit for families wanting landed-like space coupled with relatively unblocked views.

Facilities

The development offers a comprehensive suite of facilities including a lap pool, children's pool, Jacuzzi, gymnasium, tennis and squash courts, BBQ pits, function rooms, and basement parking with 24-hour security.

The architectural layout at Clover by the Park is highly regarded for its deliberate spacing. The two 39-storey towers sit on a generous 21,916 square meter land plot and are strategically separated by a wide, open plaza and a spacious drop-off point.

Because of this clever design, most units do not directly overlook one another in a cramped layout; instead, the vast distance between them creates an expansive visual corridor, ensuring that even the inward-facing units retain a highly private, open view rather than staring straight into a neighbour's living room.

The Park Connection (the real differentiator)

What sets Clover By The Park apart is that the site gate is literally right next to Bishan-Ang Mo Kio Park, one of Singapore's largest and most-loved parks spanning 620,000 sqm (aka more than 86 soccer fields!!!).

Residents step out to jogging and cycling tracks, a water playground, dog runs, fitness corners, and riverside cafes (including a well-known McDonald's within the park itself).

For families, this is daily-life gold: fresh morning breeze, weekend picnics, evening runs, and outdoor play without driving anywhere. For tenants, "park-facing unit at Clover" is a phrase that sells itself.

---

About The Location

Accessibility

Clover by the Park is just a 10-minute walk (or one short bus stop) from the upcoming Teck Ghee MRT. Currently, you are spoiled for choice with plenty of bus routes at your doorstep, connecting you in just 3 stops to both Bishan MRT Interchange and Bright Hill MRT (which will become a major interchange station).

This puts you close to four major train lines — the North-South, Circle, Thomson-East Coast, and the upcoming Cross Island Line. Having two MRT interchanges so near to each other isn't something you see often, so whether you're heading to the CBD or anywhere along the Circle Line, getting around is fairly painless.

For drivers, major expressways like the CTE, PIE, and AYE are easily accessible, putting Orchard Road and the West side just a short, straightforward drive away.

Schools Nearby

This is arguably Bishan's strongest card. Within close proximity are highly coveted primary schools like Catholic High School (Primary), CHIJ Our Lady of Good Counsel, Ai Tong School, and Kuo Chuan Presbyterian Primary.

For older children, elite institutions like Raffles Institution, Raffles Girls' School, Raffles Junior College, and Eunoia Junior College are also within easy reach.

This rare, powerhouse cluster of primary, secondary, and tertiary institutions is a massive magnet for parents, and it consistently drives relentless demand from upgrading families looking to secure their children's educational path.

Amenities

Junction 8 mall, Bishan North Shopping Mall, Thomson Plaza, and Sin Ming Plaza are all within easy reach, covering groceries, dining, and retail needs.

---

Comparison Between Clover By The Park And Nearby Condos

The Bishan cluster has a range of developments across different lease ages. Here is how they compare on the fundamentals that matter [arranged in descending tenure] :

	AMO Residences	Sky Vue	Sky Habitat	Clover By The Park	Bishan Loft	The Gardens at Bishan	Bishan 8	Bishan Park Condo
Tenure	99 yrs from 2021	99 yrs from 2013	99yrs from 2011	99 yrs from 2007	99 yrs from 2000	99 yrs from 1997	99 yrs from 1996	99 yrs from 1991
TOP Year	2025	2016	2015	2011	2003	2004	1999	1994
No. of Units	372	694	509	616	384	756	200	320
MRT Access to Bishan	8 bus stops	2 min walk	4mins walk	3 bus stops	10 min walk	7 bus stops	4 min walk	7 bus stops
MRT Access to BrightHill	17min walk	7 bus stops	6 bus stops	3 bus stops	10 bus stops	4 min walk	9 bus stops	7 min walk

When looking at the condo options in District 20, the condo landscape seems to naturally break down into distinct age brackets.

• The New Launch Tier [purple] : The newest kid on the block is AMO Residence (lease starting in 2021). It commands a premium new-launch price tag but comes with much more compact, modern layouts.

  
  

• The Premium Central Tier [orange] : The next tier down includes developments like Sky Vue and Sky Habitat (leases starting in the early 2010s). Their layouts are also on the compact side, and their prices command a massive premium due to being located directly opposite Bishan MRT interchange.

  
  

• The Sweet-Spot Tier [blue] : While Clover by the Park may not be the youngest face in the neighborhood, it is only 4 to 5 years older than Sky Vue and Sky Habitat, giving it a very healthy remaining lease.

  
  

• The Aging Giants Tier [pink] : The tier below that consists of much older condos with leases dating back to the early 2000s and mid-1990s. While these older projects do offer generous sizing, their advanced age can become a major sticking point for long-term capital preservation.

For families hunting for a truly spacious home that still holds a healthy, resilient lease, Clover by the Park hits the absolute sweet spot. When you pair this balanced age profile with its incredible location (aka sandwiched seamlessly between two major MRT interchanges), it becomes clear why this development stands out.

For smart buyers comparing options within this micro-market, these are the meaningful differentiators that make all the difference.

---

My Honest View

Clover By The Park isn't the newest kid on the block, but what it offers is a rare park-side address in a mature, highly sought-after school belt, with genuinely large unit sizes, which is something that's increasingly hard to replicate in new launches, where unit sizes keep shrinking.

The lease (99 years from 2007) means it's not in the "brand new" category, but for a property that's about location, lifestyle, and space, the fundamentals here remain compelling for both families and long-term holders.

It's perfect for families who've outgrown their HDB and want space without compromising on schools — definitely worth shortlisting. And on a very long horizon, with such ample land size and generously sized units, there's also a possibility of enbloc potential down the road.

Whether Clover By The Park fits your goals depends on your priorities — space and lifestyle versus newer facilities and integrated retail. Happy to walk through this in more detail if you're considering it.

---

But personal opinion is one thing — let's see what the numbers say

The PrimeKey Analysis: Is Clover By The Park a Bishan Gem or a Lemon?

Before I give my honest take, let me quickly explain how I get there.

---

What's the PrimeKey Analysis?

Honestly, when viewing a condo, it's so easy to get swept up by a nice reno or a high floor with a great view and forget to ask "but is this actually a good buy?"

That's why I run every project through my own PrimeKey Analysis (PKA), which is basically a check-up for the property, looking at 8 key factors that actually move prices and rental demand:

1. MRT Connectivity

2. Growth Hotspots

3. Government Land Sales (GLS) / Enbloc Sites Pipeline

4. Project SIze

5. Remaining Tenure

6. Rental Yield

7. Schools Effect

8. MOP Cluster

Each factor gets scored, and together they tell you whether a project is a long-term winner or one to think twice about. No sales fluff, just the numbers.

[Related reading: PrimeKey Analysis Framework]

Out of the above 8 prime keys, Clover By The Park scored 4 marks and above for 5 of them.

Here is a preview of 3 prime keys that scored well:

School Effect ★★★★★

This is honestly one of Clover By The Park's strongest cards. It's within 1km of a popular-tier school (Catholic High School Primary), with a few more schools also within 2km.

For parents, being within 1km isn't just convenient — it can directly affect your child's chances during Primary 1 registration (priority is given to those living closer). This kind of proximity to a popular school is genuinely hard to find, and it means there'll almost always be a steady group of parents wanting to buy or rent here just for this reason alone, which is great news for long-term demand.

GLS/Enbloc ★★★★★

There are four confirmed government land sale plots within 2km of Clover By The Park, which is actually quite a lot for one area.

What does this mean for you? When the government releases land nearby and developers bid competitively for it, it often sets a new (higher) price benchmark for the area. So as these plots get developed over the next few years, it tends to lift the overall perception and value of the neighbourhood too, kind of like new, shinier buildings popping up around you can make your place look (and price) better by association.

The upcoming buzz in this area? Definitely the launch of Thomson Reserve, and all eyes are on what new PSF benchmark it'll set for this district.

Project Size ★★★★★

At 616 units, Clover is what we'd call a "good size" project aka anything above 400 units typically gets full marks on this factor.

Why does size matter? Bigger projects tend to have more facilities, more variety in unit types, and crucially. When it's time to sell, there's usually a healthier number of transactions happening (more buyers and sellers in the market for the same project = easier for you to find a buyer too). It also tends to attract more attention from agents and investors generally, which helps with overall liquidity.

---

Get The Full PrimeKey Analysis (PKA) Report for Clover By The Park

You have seen the overview. You know the location works, the big unit size is a real deal, and the fundamentals are solid.

5 out of the 8 prime keys scored at least 4 marks, but 3 didn't.

And they're centred around factors like rental yield and remaining lease, which affect your holding costs and exit timeline. Before you decide whether Clover By The Park is the right move for you, those are the factors worth understanding.

The full PrimeKey Analysis (PKA) report breaks down all 8 prime keys with the actual scores, so you can see exactly where this development stands.

No guesswork, no marketing spin. Just a clear, objective picture based on data.

Click below to request the full report. No cost, no obligation.

Send Me The PKA Report

---

Related Reading :

• What is Primekey Analysis?

  
  

• All About Bishan

  
  

• What To Look Out For When Buying A HDB Flat In Bishan

---

About Pris Low

Pris spent 20 years in the non-profit sector before switching to real estate at 40 — choosing honesty over hustle, and her clients' best outcomes over her own.

This review is part of her #Bishan&BeyondWithPris series, where she takes an unfiltered take on condos around Bishan and Thomson — going past the marketing to see what really matters for your decision.

Reach Pris directly at 8847 0541.