406 Sin Ming Avenue 570406, Upper Thomson, Central Region, Singapore
$580,000
Beautiful and simple 3NG flat, one block to Bright Hill MRT station. ** Master bedroom + 1 common bedroom ** Next to corner, only 3 units per floor ** Lift level ** 689 sf ** New aircons ** HDB HIP done ** Fully renovated ** Quiet and super clean corridor ** Good neighbours Come and be wowed by this simple and elegant unit. All races eligible. Call sole agent for viewing this weekend. Geraldine Kwok - OrangeTee & Tie Pte Ltd Mobile 90 27 55 22 Conveniently located just 1.2 km from Bright Hill MRT station, you’ll have easy access to public transport. Families will appreciate the proximity to Childland Pte Ltd (0.4 km) and PCF Sparkletots Preschool @ Bishan East-Sin Ming Blk 409 (0.6 km), making school runs a breeze. For your daily needs, Tan Chong Hup Mini Supermarket (0.5 km) and Sheng Siong Supermarket (0.9 km) are just a short walk away. Enjoy shopping at Thomson Plaza (2.5 km) and Swing By @ Thomson Plaza (2.5 km) for dining and leisure activities. Project amenities include a playground, enhancing your lifestyle. Inside, the unit features air conditioning, utility space, and serene greenery views, creating a peaceful retreat. Don’t miss this opportunity to own a beautiful home in a vibrant community. Act now and make this place your own!
The following locations are within radius of this property, with distance shown in kilometers.
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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…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$347,895
S$505 psf
Asking Price
S$580,000
S$842 psf
vs Market
+66.7%
vs Last Done
+23.6%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$609
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$505
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 172 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$440,000 | ▲S$681 +34.9% vs FV | 99yr from 1986 |
May 2026 | Blk 172 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$440,000 | ▲S$681 +34.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +20.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 04 TO 06 | 721sqft | S$440,000 | ▲S$610 +20.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$423,000 | ▲S$587 +16.2% vs FV | 99yr from 1985 |
Mar 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$432,000 | ▲S$669 +32.5% vs FV | 99yr from 1986 |
Feb 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 743sqft | S$470,000 | ▲S$633 +25.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 474 ANG MO KIO AVE 10 Floor 10 TO 12 | 883sqft | S$485,000 | ▲S$549 +8.7% vs FV | 99yr from 1984 |
Jan 2026 | Blk 466 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$430,000 | ▲S$596 +18.0% vs FV | 99yr from 1984 |
Jan 2026 | Blk 174 ANG MO KIO AVE 4 Floor 07 TO 09 | 743sqft | S$490,888 | ▲S$661 +30.9% vs FV | 99yr from 1986 |
Jan 2026 | Blk 633 ANG MO KIO AVE 6 Floor 04 TO 06 | 721sqft | S$450,000 | ▲S$624 +23.6% vs FV | 99yr from 1985 |
Blk 172 ANG MO KIO AVE 4
May 2026 · Floor 04 TO 06
+34.9% vs FV
Blk 172 ANG MO KIO AVE 4
May 2026 · Floor 04 TO 06
+34.9% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+20.8% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+20.8% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+16.2% vs FV
Blk 174 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+32.5% vs FV
Blk 174 ANG MO KIO AVE 4
Feb 2026 · Floor 04 TO 06
+25.3% vs FV
Blk 474 ANG MO KIO AVE 10
Jan 2026 · Floor 10 TO 12
+8.7% vs FV
Blk 466 ANG MO KIO AVE 10
Jan 2026 · Floor 07 TO 09
+18.0% vs FV
Blk 174 ANG MO KIO AVE 4
Jan 2026 · Floor 07 TO 09
+30.9% vs FV
Blk 633 ANG MO KIO AVE 6
Jan 2026 · Floor 04 TO 06
+23.6% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of a 3-room HDB unit in Ang Mo Kio, with a remaining lease of 58 years, reveals significant insights into current market dynamics. The estimated value of $347,895, translating to $505 per square foot, positions this property above the prevailing market average. This valuation reflects a substantial 66.7% premium over the baseline, indicating robust demand and a potential scarcity of similar offerings in the area, evidenced by the high confidence level associated with this model.
The analysis is grounded in a comprehensive review of 37 recent HDB resale transactions in the vicinity, providing a reliable basis for comparison. Ang Mo Kio, known for its strategic location and established amenities, continues to attract buyers despite the diminishing lease term. The remaining lease of 58 years is a critical factor influencing buyer sentiment, as properties with extended leases typically command higher values. This valuation not only underscores the desirability of the location but also signals a noteworthy trend in buyer willingness to invest in HDB properties with shorter leases, further complicating traditional valuation metrics in this segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.