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…


License: L3002382K
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Automated Valuation based on 469 HDB resale transactions (data.gov.sg) · 31 outliers removed (IQR)
Fair Value
S$327,883
S$476 psf
Asking Price
S$580,000
S$842 psf
vs Market
+76.9%
vs Last Done
+52.0%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
469 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
469 comparable transactions
S$574
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$476
Recent Comparable Transactions
10 shown · 469 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +16.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +16.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 330 ANG MO KIO AVE 1 Floor 04 TO 06 | 732sqft | S$405,000 | ▲S$553 +16.2% vs FV | 99yr from 1981 |
Mar 2026 | Blk 331 ANG MO KIO AVE 1 Floor 07 TO 09 | 732sqft | S$435,000 | ▲S$594 +24.8% vs FV | 99yr from 1981 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +15.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 558 ANG MO KIO AVE 10 Floor 01 TO 03 | 721sqft | S$373,000 | ▲S$517 +8.6% vs FV | 99yr from 1980 |
Mar 2026 | Blk 445 ANG MO KIO AVE 10 Floor 04 TO 06 | 883sqft | S$440,000 | ▲S$498 +4.6% vs FV | 99yr from 1979 |
Mar 2026 | Blk 405 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$385,000 | ▲S$534 +12.2% vs FV | 99yr from 1979 |
Mar 2026 | Blk 419 ANG MO KIO AVE 10 Floor 10 TO 12 | 797sqft | S$450,000 | ▲S$565 +18.7% vs FV | 99yr from 1979 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +39.9% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +27.1% vs FV | 99yr from 1978 |
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+16.4% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+16.4% vs FV
Blk 330 ANG MO KIO AVE 1
Mar 2026 · Floor 04 TO 06
+16.2% vs FV
Blk 331 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+24.8% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+15.1% vs FV
Blk 558 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
+8.6% vs FV
Blk 445 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+4.6% vs FV
Blk 405 ANG MO KIO AVE 10
Mar 2026 · Floor 07 TO 09
+12.2% vs FV
Blk 419 ANG MO KIO AVE 10
Mar 2026 · Floor 10 TO 12
+18.7% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+39.9% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+27.1% vs FV
HELIOS AI Analysis
The HDB 3 Room property located in Ang Mo Kio, with a remaining lease of 58 years, presents a compelling investment opportunity, underscored by an estimated value of $327,883, translating to $476 per square foot. This valuation is particularly noteworthy as it indicates a market signal that is above the baseline by a significant 76.9%. Such a premium suggests robust demand in the Ang Mo Kio precinct, reflecting the area's desirability and the underlying strength of the HDB resale market.
The high model confidence associated with this valuation is derived from a comprehensive analysis of 469 recent HDB resale transactions in the vicinity, which underscores the reliability of the pricing model employed. The substantial difference from the baseline price points to positive market dynamics, driven by factors such as proximity to amenities, accessibility, and the overall reputation of Ang Mo Kio as a sought-after residential enclave. Investors and homeowners alike should take note of these metrics, as they not only highlight the current market trends but also signal potential future appreciation in property values as the leasehold period progresses.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.