22 Sin Ming Road 570022, Upper Thomson, Central Region, Singapore
$365,000
Discover this well-maintained 3-room HDB flat at 22 Sin Ming Road, offering 732 sqft of comfortable living space on a high floor. Positioned next to a corner unit, this home enjoys extra privacy, minimal foot traffic, and a peaceful living environment—a rare find for HDB units. The unit is kept in excellent condition, making it ideal for buyers who want a home they can move into with minimal renovation. Nature lovers will appreciate being just a short 5-minute walk to Bishan-Ang Mo Kio Park, one of Singapore's largest and most beautiful parks— perfect for morning walks, jogging, cycling, and weekend family time. Key Highlights • Close Proximity to Marymount MRT (CCL) & Upper Thomson MRT (TEL) • 3-Room HDB Flat • 732 sqft functional layout • High floor with good airflow and natural light • Next to corner unit - enhanced privacy • Well maintained condition • 5-minute walk to park connector and greenery Schools Nearby Families will appreciate the proximity to many reputable schools, including: • Ai Tong School • Catholic High School • CHIJ St. Nicholas Girls' School • Kuo Chuan Presbyterian Primary School • Kuo Chuan Presbyterian Secondary School • Guangyang Secondary School • Bishan Park Secondary School Amenities & Connectivity Conveniently located with easy access to shops, eateries, and daily essentials around Sin Ming, Bishan, and Ang Mo Kio, with quick connections to major roads and MRT stations nearby. *3 Months Extension Needed Contact Rachel Ong @9789XXXX for an exclusive viewing
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 19 HDB resale transactions (data.gov.sg)
Fair Value
S$271,342
S$371 psf
Asking Price
S$365,000
S$499 psf
vs Market
+34.5%
vs Last Done
-5.8%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Medium
19 comps
Nearest MRT
Marymount
910m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
19 comparable transactions
S$553
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.657
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$371
Recent Comparable Transactions
10 shown · 19 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 214 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$382,000 | ▲S$530 +42.9% vs FV | 99yr from 1976 |
Apr 2026 | Blk 214 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$382,000 | ▲S$530 +42.9% vs FV | 99yr from 1976 |
Apr 2026 | Blk 213 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$375,000 | ▲S$520 +40.2% vs FV | 99yr from 1976 |
Apr 2026 | Blk 214 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$428,000 | ▲S$593 +59.8% vs FV | 99yr from 1976 |
Jan 2026 | Blk 215 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +49.3% vs FV | 99yr from 1976 |
Dec 2025 | Blk 215 ANG MO KIO AVE 1 Floor 04 TO 06 | 786sqft | S$430,888 | ▲S$548 +47.7% vs FV | 99yr from 1976 |
Nov 2025 | Blk 218 ANG MO KIO AVE 1 Floor 10 TO 12 | 721sqft | S$404,000 | ▲S$560 +50.9% vs FV | 99yr from 1976 |
Nov 2025 | Blk 208 ANG MO KIO AVE 1 Floor 04 TO 06 | 786sqft | S$430,888 | ▲S$548 +47.7% vs FV | 99yr from 1976 |
Nov 2025 | Blk 214 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +47.7% vs FV | 99yr from 1976 |
Oct 2025 | Blk 216 ANG MO KIO AVE 1 Floor 07 TO 09 | 786sqft | S$430,000 | ▲S$547 +47.4% vs FV | 99yr from 1976 |
Sep 2025 | Blk 218 ANG MO KIO AVE 1 Floor 10 TO 12 | 883sqft | S$468,000 | ▲S$530 +42.9% vs FV | 99yr from 1976 |
Blk 214 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
+42.9% vs FV
Blk 214 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
+42.9% vs FV
Blk 213 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
+40.2% vs FV
Blk 214 ANG MO KIO AVE 3
Apr 2026 · Floor 10 TO 12
+59.8% vs FV
Blk 215 ANG MO KIO AVE 1
Jan 2026 · Floor 10 TO 12
+49.3% vs FV
Blk 215 ANG MO KIO AVE 1
Dec 2025 · Floor 04 TO 06
+47.7% vs FV
Blk 218 ANG MO KIO AVE 1
Nov 2025 · Floor 10 TO 12
+50.9% vs FV
Blk 208 ANG MO KIO AVE 1
Nov 2025 · Floor 04 TO 06
+47.7% vs FV
Blk 214 ANG MO KIO AVE 3
Nov 2025 · Floor 04 TO 06
+47.7% vs FV
Blk 216 ANG MO KIO AVE 1
Oct 2025 · Floor 07 TO 09
+47.4% vs FV
Blk 218 ANG MO KIO AVE 1
Sep 2025 · Floor 10 TO 12
+42.9% vs FV
HELIOS AI Analysis
The HDB 3-room property located in Ang Mo Kio, with a remaining lease of 46 years, is currently valued at an estimated $271,342, translating to a price per square foot (PSF) of $371. This valuation signals a market position that is notably above the average, with a substantial 34.5% premium compared to the baseline. Such a disparity indicates strong demand dynamics and potential desirability for this specific property type in the Ang Mo Kio district, which is often regarded as a well-established residential area with excellent connectivity and amenities.
Analysis of the recent market trends, drawn from 19 recent HDB resale transactions in the vicinity, reveals that the elevated valuation reflects not only the intrinsic value of the property but also the heightened competitive landscape of the Ang Mo Kio market. The medium confidence level in the valuation suggests a need for careful consideration of various external factors that may influence future price movements, including changes in government policy regarding HDB leasehold properties and the overall economic climate. The remaining lease of 46 years provides a crucial aspect of the valuation, as properties with longer leases tend to attract more buyers, thus maintaining their market value in the long term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.