445 Sin Ming Avenue 570445, Upper Thomson, Central Region, Singapore
$980,000



















ATTRIBUTES ✅Spacious 5 room HDB ✅Floor Area of 1313sqft ✅Only 2 units per lift lobby for privacy ✅Huge Living and Dining Areas ✅Master bedroom n 2 common rooms are squarish n spacious ✅Well Maintained unit ✅Breezy and Quiet Facing ✅253m to sought after Ai Tong School ✅Layout is efficient and spacious ✅HIP done in bathrooms ✅mins walk to 2 MRT stations ( 495m to Upper Thomson TE8 and 525m to Bright Hill TE7) ✅Family friendly neighbourhood ✅Min Built-in, can renovate into dream home ✅No Extension Needed ✅5mins walk to Midview city, 458m to Thomson Plaza for F&B ✅Short walk to Windsor Nature Park, short drive to MacRitchie Reservoir Park ✅Commute easily via public transport or drive. ✅Access to PIE and CTE is just a few mins drive. This area is known for its diverse dining options, recreational parks, local markets offering something for everyone, ensuring that day to day needs are met with convenience n flair. Given the popularity and proximity to convenient amenities around this area, don’t miss out on this bright, breezy and beautiful home. Please call Hilda @ 9746XXXX for a viewing appointment Hilda Chan-Peddell PropNex 9746XXXX Hilda@peddell HomesWithHilda
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 10 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$742,866
S$566 psf
Asking Price
S$980,000
S$746 psf
vs Market
+31.9%
vs Last Done
+1.9%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
10 comps
Nearest MRT
Marymount
1361m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$629
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.900
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$566
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 176 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,281sqft | S$938,000 | ▲S$732 +29.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 176 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,281sqft | S$938,000 | ▲S$732 +29.3% vs FV | 99yr from 1993 |
Nov 2025 | Blk 609 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,421sqft | S$833,888 | ▲S$587 +3.7% vs FV | 99yr from 1993 |
Sep 2025 | Blk 176 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,485sqft | S$965,000 | ▲S$650 +14.8% vs FV | 99yr from 1993 |
Jul 2025 | Blk 102 ANG MO KIO AVE 3 Floor 07 TO 09 | 1,367sqft | S$868,000 | ▲S$635 +12.2% vs FV | 99yr from 1993 |
May 2025 | Blk 221 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,356sqft | S$850,000 | ▲S$627 +10.8% vs FV | 99yr from 1993 |
Apr 2025 | Blk 234 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,346sqft | S$820,000 | ▲S$609 +7.6% vs FV | 99yr from 1993 |
Apr 2025 | Blk 609 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,421sqft | S$928,000 | ▲S$653 +15.4% vs FV | 99yr from 1993 |
Nov 2024 | Blk 222 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,356sqft | S$825,000 | ▲S$608 +7.4% vs FV | 99yr from 1993 |
Jun 2024 | Blk 222 ANG MO KIO AVE 1 Floor 10 TO 12 | 1,356sqft | S$808,000 | ▲S$596 +5.3% vs FV | 99yr from 1993 |
Jun 2024 | Blk 609 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,442sqft | S$850,000 | ▲S$589 +4.1% vs FV | 99yr from 1993 |
Blk 176 ANG MO KIO AVE 4
Dec 2025 · Floor 10 TO 12
+29.3% vs FV
Blk 176 ANG MO KIO AVE 4
Dec 2025 · Floor 10 TO 12
+29.3% vs FV
Blk 609 ANG MO KIO AVE 4
Nov 2025 · Floor 04 TO 06
+3.7% vs FV
Blk 176 ANG MO KIO AVE 4
Sep 2025 · Floor 10 TO 12
+14.8% vs FV
Blk 102 ANG MO KIO AVE 3
Jul 2025 · Floor 07 TO 09
+12.2% vs FV
Blk 221 ANG MO KIO AVE 1
May 2025 · Floor 07 TO 09
+10.8% vs FV
Blk 234 ANG MO KIO AVE 3
Apr 2025 · Floor 01 TO 03
+7.6% vs FV
Blk 609 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
+15.4% vs FV
Blk 222 ANG MO KIO AVE 1
Nov 2024 · Floor 07 TO 09
+7.4% vs FV
Blk 222 ANG MO KIO AVE 1
Jun 2024 · Floor 10 TO 12
+5.3% vs FV
Blk 609 ANG MO KIO AVE 4
Jun 2024 · Floor 07 TO 09
+4.1% vs FV
HELIOS AI Analysis
The HDB 5-room unit located in Ang Mo Kio, with a remaining lease of 63 years, has been valued at an estimated price of $742,866, translating to $566 per square foot. This valuation is notably above the market baseline, reflecting a significant premium of 31.9% over comparable properties in the vicinity. Such a valuation suggests that this particular unit is positioned favorably within the local real estate landscape, driven by various market dynamics that favor sustained demand in the Ang Mo Kio area.
Analyzing recent resale transactions, our model, based on 10 comparable properties, indicates a medium level of confidence in this valuation. The elevated price point can be attributed to several factors including the area's robust amenities, strong community infrastructure, and the desirability of living in a mature estate. As leasehold properties continue to attract attention, the remaining lease of 63 years positions this HDB unit as a viable investment option, especially in the context of Singapore’s ongoing urban development and housing policies, which tend to support property values in well-established neighborhoods.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.