✅ Super High Floor #2x-44 ✅ Zip Track Installed at Balcony ✅ Airy and Bright with natural lights ✅ No afternoon sun ✅ Unblocked, look out to the skyline ✅ Fully renovated with quality fixtures and material ✅ New condition can move in with luggage ✅ 290m to Marymount MRT (CC16) station ✅ 730m Upper Thomson MRT (TE8) station ✅ 990m Bishan (CC15/ NS17) station ✅ Super convenient location with amenities 1) Giant (Thomson Imperial Court) (330m) 2) NTUC Fairprice (Bishan North Blk 237) (840m) 3) NTUC Fairprice (Thomson Plaza) (960km) 4) NTUC Fairprice (Junction 8) (1.09km) 5) NTUC Fairprice (Bishan Blk 510) (1.23km) 6) Sheng Siong Hypermarket (Ang Mo Kion Blk 233) (1.78km) 7) NTUC Fairprice (Toa Payoh Lorong 4) (1.82km) 8) Giant (Ang Mo Kio Ave 1) (1.83km) 9) Bishan North Shopping Mall (950m) 10) Thomson Plaza (1.01km) 11) Junction 8 (1.09km) 12) Junction 8 Shopping Centre (1.11km) ✅Within 1km Primary and Secondary Schools 1) Catholic High School (730m) 2) Whitley Secondary School (550m) ✅Within 2km Primary and Secondary School 1) Raffles instituion (1.02km) 2) Ai Tong School (1.19km) 3) Marymount Convent School (1.27km) 4) Guanyang Primary/ Secondary School (1.34km) 5) Kuo Chuan Presbyterian Primary/ Secondary School (1.74km) 6) Kheng Cheng School (1.84km) 7) Townsville Primary School (1.88km) 8) St Joseph's Institution (1.59km) 9) Bishan Park Secondary School (1.66km) 10) Ang Mo Kio Secondary School (1.78km) 11) Beatty Secondary School (1.82km) 12) Mayflower Secondary School (1.89km) 13) Peirce Secondary School (1.9km)
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
4
Average Price
S3.3M
Total Value
S13.2M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 788 URA transactions · 14 outliers removed (IQR)
Fair Value
S$1.02M
S$1,937 psf
Asking Price
S$1.16M
S$2,201 psf
vs Market
+13.7%
vs Last Done
-8.1%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
788 comps
Nearest MRT
Marymount
358m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
788 comparable transactions
S$1,983
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,937
Recent Comparable Transactions
10 shown · 788 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,598,000 | ▲S$2,394 +23.6% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,598,000 | ▲S$2,394 +23.6% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,628,000 | ▲S$2,439 +25.9% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 398sqft | S$998,000 | ▲S$2,506 +29.4% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 700sqft | S$1,606,000 | ▲S$2,295 +18.5% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 721sqft | S$1,768,000 | ▲S$2,452 +26.6% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,184sqft | S$2,688,000 | ▲S$2,270 +17.2% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,259sqft | S$2,798,000 | ▲S$2,222 +14.7% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 721sqft | S$1,718,000 | ▲S$2,382 +23.0% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,249sqft | S$2,628,000 | ▲S$2,105 +8.7% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,023sqft | S$2,348,000 | ▲S$2,296 +18.5% vs FV | Freehold |
SIN MING ROAD
Aug 2025 · Floor 01-05
+23.6% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+23.6% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+25.9% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+29.4% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+18.5% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+26.6% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+17.2% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+14.7% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+23.0% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+8.7% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+18.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 788 URA transactions (14 outliers removed), adjusted for: Tenure decay (8.8% discount); MRT Marymount 358m away (+3%); AI-detected value boosters: fully renovated, move-in condition (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.