Review Clover By The Park Condo Singapore : Is This Bishan Park-Side Condo Still Worth It?

/ Blog contents updated as at 25 Aug 2026 /

Picture this.

You wake up, pull the curtains open and instead of looking straight into another block, you see greenery.

Birds. Trees. The park stretching out in front of you. And, if you're lucky, maybe even a family of otters making their way along the river.

That is the part of Clover By The Park that is difficult to put a number on.

The development sits right beside Bishan-Ang Mo Kio Park, with two 39-storey clover-shaped towers and 616 units. You are also within easy reach of some of Bishan's most sought-after schools.

On lifestyle alone, it is easy to see why people like Clover.

But here's the question I think is more important in 2026:

Are you buying a genuinely good property — or are you paying for a beautiful lifestyle while quietly overlooking the fact that the lease is already ageing?

That's what I wanted to find out.

So rather than relying on whether I personally like the project, I ran Clover By The Park through NAVIS PrimeKey Analysis, which looks at eight factors that matter when assessing a condo.

Let's see where it actually stands.

Quick Facts The 30-Second Snapshot  How Did Clover By The Park Score On NAVIS PrimeKey Analysis? What You're Actually Buying Into Who Is Clover By The Park Really For? My Honest Take  Clover By The Park: Frequently Asked Questions

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Quick FactsCondo Singapore

Address :	2 / 6 Bishan Street 25
Developer :	Sim Lian
Towers / Units :	2 towers of 39 storeys, 616 units
TOP :	2011
Unit Mix :	3 to 5 bedroom, approximately 1,216 to 3,400+ sqft
Land Area :	21,916 sqm
Tenure :	99 years leasehold from 10 September 2007, about 80 years remaining in 2026
Facilities :	Lap & kids' pool, gym, tennis & squash court, 24-hr security, 520 carpark lots

The 30-Second Snapshot

Clover By The Park scores 32/40, or 4.0 stars, on NAVIS PrimeKey Analysis.

The three things that immediately stand out are:

• Project Size — 616 units gives the development a relatively deep resale pool.

• School Effect — Catholic High School (Primary) is about 0.5km away.

• Government Land Sales / Enbloc Pipeline — there are four confirmed GLS plots within 2km, including Thomson Reserve and the Chuan Grove parcels.

  
  

The softer areas are also worth paying attention to:

• MRT connectivity today isn't quite as convenient as some newer projects.

• Remaining tenure is no longer something you can ignore.

So my quick take?

Clover is not a universal “yes”. But I wouldn't dismiss it simply because it is an older project either.

For the right buyer, the combination of space, schools, park living and the wider Bishan growth story is quite compelling. For another buyer, the ageing lease may matter much more.

And that difference is exactly what we need to unpack.

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So, How Did Clover Score On NAVIS PrimeKey Analysis?

For my condo reviews, I put it through the NAVIS PrimeKey Analysis which assesses eight factors that can influence demand, liquidity and long-term property performance. Click here to read more about NAVIS Primekey Analysis and how the scoring is done. And for me, this score is not as simple as a “buy” or “don't buy” button. The score is there to give us a consistent starting point.

And Clover By The Park scores 32/40 (4.0 stars).

1. Government Land Sales / Enbloc Pipeline ★★★★★

There are four confirmed GLS plots within 2km of Clover, including the upcoming Thomson Reserve and Chuan Grove parcels. That's quite a bit of land activity for one pocket of Bishan.

Why do I care?

Because new developments don't just compete with older condos. Over time, they can also help establish new price benchmarks for the neighbourhood.

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.

2. Project Size ★★★★★

Clover has 616 units. That may not sound particularly exciting, but it matters.

A larger development generally offers a higher volume of resale transactions, which improves liquidity and supports healthier bank valuations. When a condo has frequent, up-to-date transaction records, bank valuations remain close to actual market prices. As a result, buyers face a lower risk of encountering a valuation shortfall (Cash Over Valuation).

Conversely, boutique or smaller-scale developments often have very few recent transactions—sometimes none for two to three years. In such cases, bank valuers tend to take a conservative approach based on older data, resulting in valuations that lag behind current market prices. Buyers interested in these units must then be prepared to top up the difference in cash if the asking price exceeds the bank's valuation.

3. School Effect ★★★★★

Catholic High School (Primary) is about 500m away. If you're a parent looking at Bishan, I probably don't need to explain why this matters.

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But here's the important bit:

The school score is a strength of the property. It isn't a reason to ignore the other pillars.

Look at the radar chart. It isn't a perfect circle. That's actually what I want you to notice.

Because if you're buying for rental yield, your priorities may be different from someone buying for their children's school years. Someone planning a 10-year hold may think very differently again.

A property can have three excellent strengths and still not be the right property for you.

That's why I prefer looking at the whole picture.

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What You're Actually Buying Into

Let's put the numbers aside for a moment. Because one of Clover's biggest advantages isn't really something you can capture neatly in a spreadsheet. The first thing that stands out about Clover is...

The Outside Space.

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 Inside Space.

The 3-bedroom units start from around 1,216 sqft, and the larger units go all the way beyond 3,400 sqft for the penthouses.

For someone upgrading from a 5-room HDB, that is meaningful.

One of the complaints I hear about moving from HDB to a condo is that the family has paid more money and somehow ended up with less space. Clover doesn't really have that problem.

The clover-leaf layout design does mean some layouts have rounded corners and slightly less conventional corridor angles. It isn't the neatest, most box-shaped floor plan you will find. But with this amount of space, I don't think those quirks are necessarily dealbreakers. In some units, they may even give the home a little more character.

Location & Connectivity

Driver loves Clover and Bishan because the CTE and PIE are nearby. It means less than 10mins, and you are zooming at the expressways. Within 20-30mins, you would be at any corners of Singapore. For public commute, Clover isn't a “walk downstairs and you're at the MRT” project.

• Today, you're about three bus stops from Bishan MRT, the North-South and Circle Line interchange.

• The future Teck Ghee MRT station on the Cross Island Line is expected to open in 2030 and is about an 11-minute walk away.

• Bright Hill MRT is also about three bus stops away and will become an interchange for the Thomson-East Coast and Cross Island lines.

So connectivity isn't poor; it just isn't as effortless as some of the newer projects where the MRT station is literally at the doorstep.

That's an important distinction. If MRT convenience is one of your top three priorities, then you may prefer to look around more and compare Clover against other options before deciding.

Schools Nearby

Schools are one of Clover's strongest cards.

This is arguably Bishan's strongest card. Catholic High School (Primary) is approximately 0.5km away, while Teck Ghee Primary School is about 0.95km away.

Within close proximity are highly coveted primary schools like 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 schools is a massive magnet for parents and there is a relentless and consistent demand from upgrading families who are looking to secure their children's educational path by relocating to Bishan.

Amenities & Nature

This is probably the easiest section to write. Bishan-Ang Mo Kio Park is basically your extended backyard. That is something you can't recreate simply by putting more landscaping into a new development.

At around 620,000 sqm, it gives residents running and cycling paths, playgrounds, greenery, the river and plenty of space to simply get outside. It's the sort of amenity you may not fully appreciate during a property viewing.

Then you move in. And suddenly every Saturday morning becomes: “Let's go for a stroll at the park.”

Inside the development, there is also a lap pool, kids' pool, gym, tennis and squash courts.

Nothing particularly flashy by today's new-launch standards.

But sometimes the question isn't about what facilities they have or whether the facilities are brand new. The question that i would ask is "whether they fit the way you wanna live."

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Who Is Clover By The Park Really For?

I see two broad groups of buyers here.

1. Families who value space, schools and the park

If you're upgrading from an HDB and the thought of moving into a smaller new-launch unit doesn't appeal to you, Clover is worth putting on the shortlist. Especially if your children are entering their school years.

You're getting generous internal space, an established neighbourhood, access to schools and the park — all in one package.

2. Buyers with a longer investment horizon

The four GLS sites within 2km are interesting if you are willing to think beyond the next one or two years.

But I would emphasise patient. This isn't a project I would buy because I expect something dramatic to happen next year. The story here is more about the gradual evolution of the surrounding precinct. If you have a long term holding strategy, it would also work well with the Bishan 2.0 transformation that URA is planning for this district. Read more about it here.

On the other hand, if your priority is maximum rental yield today, or you specifically want a very long lease runway, there are other properties I would put ahead of Clover.

And that's perfectly fine. The aim isn't to make every property win. It's to figure out which properties make sense for you.

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My Honest Take

If you asked me whether I think Clover By The Park is worth considering in 2026, my answer is yes but for specific reasons.

I wouldn't buy Clover simply because it is in Bishan. And I wouldn't buy it simply because it has a lovely park view.

I will buy it because I am looking for a combination of space + schools + park facing + established Bishan location + surrounding development activity is difficult to replicate at a similar scale.

But I would go into the purchase with my eyes open. The lease started in 2007.

That means you're no longer buying into a fresh 99-year lease. And as the property gets older, the question of remaining lease will gradually become more important, particularly when you're thinking about your eventual exit.

I will also want to compare the price against newer developments. Because if Clover is priced too close to a much newer project, some of the value proposition starts to disappear.

That's the part I would spend time working through with a buyer. It shouldn't be about whether Clover is good. It clearly has good things going for it. The better question is:

“Are the things Clover is good at → the things that matter most to you? And are you being fairly compensated for the things it isn't as strong at?”

That's the decision. And if your answer is yes, I think Clover deserves a serious look.

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Clover By The Park: Frequently Asked Questions

Is Clover By The Park freehold or leasehold?

Leasehold. It is a 99-year lease that started on 10 September 2007, leaving approximately 80 years remaining as of 2026.

How many units and towers does Clover By The Park have?

There are 616 units across two 39-storey clover-leaf-shaped towers. The development was by Sim Lian (Bishan) Pte Ltd and TOP was in 2011.

Which MRT station is Clover By The Park near?

Clover is about an 11-minute walk to the upcoming Teck Ghee MRT station on the Cross Island Line, expected to open in 2030. Currently, Bishan MRT and the CTE/PIE are the main connectivity advantages.

What schools are near Clover By The Park?

Catholic High School (Primary) is approximately 500m away and Teck Ghee Primary School is about 950m away. Raffles Institution, Raffles Girls' School and Eunoia Junior College are also within the wider area.

What is Clover By The Park's PrimeKey score?

Clover By The Park scores 32/40, or 4.0 stars, on NAVIS PrimeKey Analysis. Its strongest pillars are Government Land Sales/Enbloc Pipeline, Project Size and School Effect.

Is Clover By The Park a good investment in 2026?

It depends on your objective. Clover scores strongly for long-term growth catalysts, project size and school-driven demand, but is softer on immediate MRT convenience, rental yield and remaining tenure. The score is a useful starting point. It isn't a substitute for looking at your budget, holding period and reason for buying.

What is NAVIS PrimeKey Analysis?

NAVIS PrimeKey Analysis is a proprietary eight-pillar framework used to assess condos across MRT connectivity, growth hotspots, GLS/enbloc pipeline, project size, remaining tenure, rental yield, school effect and MOP cluster demand.

The purpose is to compare properties on a consistent yardstick. But the score only evaluates the property. The person buying it still matters.

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Want The Full PrimeKey Analysis Report?

If you want to see the full eight-pillar breakdown for Clover By The Park Condo in Singapore, I can share the PrimeKey report with you.

And if, after looking at it, your conclusion is actually “Maybe Clover isn't for me”, that's okay too. I rather you understand why a property fits — or doesn't fit — before you commit to it.

Because sometimes the best property decision is to buy.

Sometimes it's to wait.

And sometimes it's to walk away.

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About Pris Low

For almost 20 years, Pris Low worked in the non-profit sector, helping consumers navigate difficult situations and advocating for those who needed a voice.

When she moved into real estate in 2021, her profession changed, but her heart didn't.

Today, she enjoys helping buyers and sellers look beyond first impressions and understand what truly matters. By breaking down complex property data into clear, practical insights, explaining the trade-offs and asking the right questions, she helps clients make property decisions they can feel confident about for years to come.

She believes there is rarely a perfect property. Only the property that's right for the person buying it.

That's why she doesn't measure success by the deals she closes, but by the trust she earns.

Her Clients' Interests Over Hers. Always.

Reach Pris Low directly at 8847 0541.