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 Please call JOHN ALEXIS @ 6***** to arrange for a viewing.
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 39 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$346,284
S$503 psf
Asking Price
S$580,000
S$843 psf
vs Market
+67.5%
vs Last Done
+57.0%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
39 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
39 comparable transactions
S$607
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$503
Recent Comparable Transactions
10 shown · 39 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 173 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$480,000 | ▲S$537 +6.8% vs FV | 99yr from 1982 |
Jun 2026 | Blk 173 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$480,000 | ▲S$537 +6.8% vs FV | 99yr from 1982 |
Jun 2026 | Blk 174 ANG MO KIO AVE 4 Floor 01 TO 03 | 743sqft | S$450,000 | ▲S$606 +20.5% vs FV | 99yr from 1986 |
May 2026 | Blk 172 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$440,000 | ▲S$681 +35.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +21.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 04 TO 06 | 721sqft | S$440,000 | ▲S$610 +21.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$423,000 | ▲S$587 +16.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$432,000 | ▲S$669 +33.0% vs FV | 99yr from 1986 |
Feb 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 743sqft | S$470,000 | ▲S$633 +25.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 474 ANG MO KIO AVE 10 Floor 10 TO 12 | 883sqft | S$485,000 | ▲S$549 +9.1% vs FV | 99yr from 1984 |
Jan 2026 | Blk 466 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$430,000 | ▲S$596 +18.5% vs FV | 99yr from 1984 |
Blk 173 ANG MO KIO AVE 4
Jun 2026 · Floor 04 TO 06
+6.8% vs FV
Blk 173 ANG MO KIO AVE 4
Jun 2026 · Floor 04 TO 06
+6.8% vs FV
Blk 174 ANG MO KIO AVE 4
Jun 2026 · Floor 01 TO 03
+20.5% vs FV
Blk 172 ANG MO KIO AVE 4
May 2026 · Floor 04 TO 06
+35.4% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+21.3% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+21.3% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+16.7% vs FV
Blk 174 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+33.0% vs FV
Blk 174 ANG MO KIO AVE 4
Feb 2026 · Floor 04 TO 06
+25.8% vs FV
Blk 474 ANG MO KIO AVE 10
Jan 2026 · Floor 10 TO 12
+9.1% vs FV
Blk 466 ANG MO KIO AVE 10
Jan 2026 · Floor 07 TO 09
+18.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio, with a remaining lease of 58 years, stands at an estimated value of $346,284, translating to $503 per square foot (PSF). This valuation significantly exceeds the baseline market expectation, showcasing a remarkable 67.5% premium. Such a substantial deviation indicates a robust demand for properties in this well-established residential enclave, characterized by its strategic connectivity and proximity to essential amenities.
Our analysis is bolstered by a comprehensive review of 39 recent HDB resale transactions in the vicinity, establishing a high level of confidence in this valuation. The Ang Mo Kio precinct continues to attract both first-time buyers and seasoned investors, driven by its reputation for vibrant community living and accessibility. The remaining lease of 58 years, while a consideration, is offset by the area's desirability and growth potential, reinforcing the unit's premium positioning in the current market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.