406 Sin Ming Avenue 570406, Upper Thomson, Central Region, Singapore
$580,000
This flat is a 3 Rooms HDB for sale in 406 Sin Ming Avenue, a stunning HDB Resale Flat in Singapore. Key feature ✓ Excellent condition ✓ Move-in condition ✓ Efficient layout ✓ Functional layout ✓ Good layout ✓ Squarish layout ✓ Regular layout for furniture placement ✓ Bright and airy ✓ Windy ✓ Natural air ventilation ✓ No afternoon sun ✓ No west sun ✓ City view ✓ Unblocked city view ✓ Enclosed kitchen ✓ Close to MRT ✓ Convenient location ✓ Great for own stay ✓ Excellent location ✓ High rental yield % If you are searching for a HDB in Singapore, look no further than this stunning HDB for Sale in Bishan. Located in District 20, Sin Ming Garden was completed in 1985 and is a 99 year leasehold HDB Development. This hdb for sale is one of a total of 163 units in the development which has a total of 13 floors and is one of 21 HDB blocks on Sin Ming Avenue. If you are looking for a property in the Bishan HDB Estate, this might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Bright Hill (165 m) - 3 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 407 (76 m) - 2 mins walk • Bishan Park Secondary School (96 m) - 2 mins walk • Opposite Ai Tong School (298 m) - 5 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Tan Chong Hup Mini Supermarket (70 m) - 1 mins walk • World Coffee Mart (486 m) - 7 mins walk • 8 grocery stores within 1 km ⭑ Nearby Schools • Sean LFC's Court (67 m) - 1 mins walk • Childland Pte Ltd (80 m) - 2 mins walk • Jac's Learning Centre (82 m) - 2 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Cleansing Biotope (297 m) - 5 mins walk • Allotment Garden Bishan-Ang Mo Kio Park (316 m) - 5 mins walk • Bishan-Ang Mo Kio Park - Pond Gardens (335 m) - 5 mins walk • 7 more parks within 1 km For viewing appointment / details, Please contact 9788 XXXX Or https://wa.me/659788XXXX Som (PropNex) Associate Group Director L3008022J | R018540C We provide Asset Progression, Legacy Planning, Sale, Purchase, Rent of Residential and Commercial Property in Singapore. Any Other Property Related Advise. Welcome to check out more details at the following link: https://r018540c.propnex.net/
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: L3008022J
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Automated Valuation based on 42 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$352,140
S$512 psf
Asking Price
S$580,000
S$843 psf
vs Market
+64.7%
vs Last Done
+38.2%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
42 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
42 comparable transactions
S$607
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$512
Recent Comparable Transactions
10 shown · 42 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +19.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +19.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 04 TO 06 | 721sqft | S$440,000 | ▲S$610 +19.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$423,000 | ▲S$587 +14.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$432,000 | ▲S$669 +30.7% vs FV | 99yr from 1986 |
Feb 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 743sqft | S$470,000 | ▲S$633 +23.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 474 ANG MO KIO AVE 10 Floor 10 TO 12 | 883sqft | S$485,000 | ▲S$549 +7.2% vs FV | 99yr from 1984 |
Jan 2026 | Blk 466 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$430,000 | ▲S$596 +16.4% vs FV | 99yr from 1984 |
Jan 2026 | Blk 174 ANG MO KIO AVE 4 Floor 07 TO 09 | 743sqft | S$490,888 | ▲S$661 +29.1% vs FV | 99yr from 1986 |
Jan 2026 | Blk 633 ANG MO KIO AVE 6 Floor 04 TO 06 | 721sqft | S$450,000 | ▲S$624 +21.9% vs FV | 99yr from 1985 |
Dec 2025 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$428,000 | ▲S$593 +15.8% vs FV | 99yr from 1985 |
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+19.1% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+19.1% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+14.6% vs FV
Blk 174 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+30.7% vs FV
Blk 174 ANG MO KIO AVE 4
Feb 2026 · Floor 04 TO 06
+23.6% vs FV
Blk 474 ANG MO KIO AVE 10
Jan 2026 · Floor 10 TO 12
+7.2% vs FV
Blk 466 ANG MO KIO AVE 10
Jan 2026 · Floor 07 TO 09
+16.4% vs FV
Blk 174 ANG MO KIO AVE 4
Jan 2026 · Floor 07 TO 09
+29.1% vs FV
Blk 633 ANG MO KIO AVE 6
Jan 2026 · Floor 04 TO 06
+21.9% vs FV
Blk 631 ANG MO KIO AVE 4
Dec 2025 · Floor 07 TO 09
+15.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit in Ang Mo Kio, with a remaining lease of 59 years, has been meticulously assessed at an estimated value of $352,140, translating to a significant $512 PSF. This valuation not only reflects the intrinsic appeal of the property but also underscores a noteworthy market signal, indicating that the price is positioned above market by an impressive 64.7% compared to the baseline valuation. Such a deviation suggests a robust demand for properties in this locale, potentially driven by Ang Mo Kio's strong community amenities and accessibility to key transport links.
The model confidence is categorized as high, bolstered by a comprehensive analysis of 42 recent HDB resale transactions within the vicinity. This substantial data set lends credence to the valuation and highlights the resilience of the HDB market in Ang Mo Kio. As the remaining lease narrows, it is essential for potential buyers to consider both the diminishing leasehold and the prevailing market dynamics. The current valuation reflects a strategic opportunity, balancing the allure of living in a well-established neighborhood with the implications of lease duration, which may influence future resale potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.