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 valuation of the HDB 5-room unit in Ang Mo Kio, with a remaining lease of 63 years, stands at an estimated value of $742,866 or $566 per square foot (PSF). This figure places it significantly above the market baseline, reflecting a remarkable 31.9% premium compared to other transactions within the vicinity. Such a substantial differential suggests a strong demand for properties in this locale, which is renowned for its accessibility and vibrant community amenities.
Market analysis based on 10 recent HDB resale transactions indicates a medium level of confidence in this valuation, highlighting the dynamic nature of the Ang Mo Kio property market. Factors contributing to the elevated value may include the area's strategic positioning, proximity to transport links, and the overall desirability of HDB living in Singapore. As the remaining lease gradually diminishes, it remains imperative for potential buyers to consider both current market trends and future lease implications when evaluating the investment potential of this property.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.