* Features * • High floor • Unblocked view & breezy • Great investment unit! • Good for own stay or investment • With quality fixtures and fittings from Smeg, Lauren, Axor, Hansgrohe and Geberit [IN THE DEVELOPMENT] • 50m Skyline Pool • 50m Infinity Pool • Gym / Aqua Gym • Tennis Court • Woodfire BBQ Pit • Sky Terrace • Theatrette • Karaoke Room • Games Room • Kids Club, Pool & Deck • Playgrounds • Putting Green • Pets Corner • Assorted Gardens • Jogging Trail * Mall, Amenities, Recreation * • Walking distance to Shunfu Wet Market, Shunfu Mart Food Centre • Mins away from Thomson Plaza, Sin Ming Plaza, Junction 8 and AMK Hub • Close proximity to medical facilities like Mount Alvernia Hospital, Thomson Medical Centre • Near to nature like MacRitchie Reservoir, Windsor Nature park and Bishan-Ang Mo Kio Park * Education * • Within 1km to Catholic High • Within 2km to Ai Tong School, Kuo Chuan Presbyterian, Marymount Convent School, Teck Ghee Primary, Townsville Primary ins walk away to Marymount MRT (2 mins)& Upper Thomson MRT (7 mins) * Mins drive to Orchard and CBD.
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$1.14M
S$2,163 psf
vs Market
+11.7%
vs Last Done
-9.6%
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: high ceiling, unblocked view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.