16 Sin Ming Walk 575568, Upper Thomson, Central Region, Singapore
$1,898,000







Your dream home awaits. Discover the perfect blend of luxury, convenience and nature in this stunning apartment located in one of the best blocks of Bishan Park Condominium, offering breathtaking views of the lush greenery of Bishan Park and great accessibility to amenities, as well as proximity to some of the best schools in Singapore. UNIT FEATURES * High floor * Spacious living and dining * Good-sized bedrooms * Helper's room / store with window and yard area for laundry * Dual entry for possible dual key layout * New flooring * NE facing, no direct sun * Overlooking Bishan Park AMENITIES * Only a 5-min stroll to Bright Hill MRT station * Minutes' walk to eateries and supermarts * Proximity to major malls Thomson Plaza, AMK Hub and Junction 8 * Side gate leading directly to Bishan Park SCHOOLS * Ai Tong School (640 m) * CHIJ St. Nicholas (861 m) * Ang Mo Kio Primary (882 m) * Mayflower Primary (1.72 m) * Catholic High School (1.94 m) - Distances stated above are estimates No extension required. One of only a few high floor units currently in the market. View to offer. OPEN HOUSE: Sunday 2 November 2pm to 4pm Get in touch with me today for a viewing slot
D20 - Bishan
Bright Hill MRT · 4 min walk
1 January 1994
Medium (320 units)
320 units
6 Blocks, 10 Floors
Shanwood Development Pte Ltd (Hong Leong Holdings Ltd)
Bishan Park Condominium has a total of 320 units, from 3 Bed - 2 Bath to 4 Bed - 3 Bath units. There are 15 types of floor plans from 1,270 sqft to 1,561 sqft.
Bishan Park Condominium has 6 blocks and up to 10 storeys.
Bishan Park Condominium is a 99 years leasehold Generic Condo development located in Bishan, District 20. Completed in 1994, it has a total of 6 blocks within the development and comprises a total of 320 units. It is within walking distance to MRT stations such as Bright Hill MRT and Bright Hill MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Bishan Park Condominium is also close to schools like Neumind Rethinking School, Peirce Secondary School and Peirce Secondary School. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like World Coffee Mart and Sheng Siong - Ang Mo Kio 233 Supermarket for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Healthcare Family Clinic & Surgery. Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Lotus Garden, to enjoy some fresh air.
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Total Transactions
59
Average Price
S1.8M
Total Value
S105.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 46 URA transactions · 3 outliers removed (IQR)
Fair Value
S$1.74M
S$1,344 psf
Asking Price
S$1.90M
S$1,469 psf
vs Market
+9.3%
vs Last Done
+3.8%
Tenure
67 yrs
99-year Leasehold · Balance remaining
Confidence
High
46 comps
Nearest MRT
Ang Mo Kio
2055m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
46 comparable transactions
S$1,360
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.310
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,344
Recent Comparable Transactions
10 shown · 46 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | SIN MING WALK Floor 06-10 | 1,324sqft | S$1,873,888 | ▲S$1,415 +5.3% vs FV | 99 yrs lease commencing from 1991 |
Jul 2025 | SIN MING WALK Floor 06-10 | 1,324sqft | S$1,873,888 | ▲S$1,415 +5.3% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | SIN MING WALK Floor 01-05 | 1,324sqft | S$1,853,600 | ▲S$1,400 +4.2% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | SIN MING WALK Floor 06-10 | 1,346sqft | S$1,920,000 | ▲S$1,427 +6.2% vs FV | 99 yrs lease commencing from 1991 |
Apr 2025 | SIN MING WALK Floor 01-05 | 1,561sqft | S$2,200,000 | ▲S$1,410 +4.9% vs FV | 99 yrs lease commencing from 1991 |
Mar 2025 | SIN MING WALK Floor 01-05 | 1,324sqft | S$1,808,888 | ▲S$1,366 +1.6% vs FV | 99 yrs lease commencing from 1991 |
Mar 2025 | SIN MING WALK Floor 01-05 | 1,475sqft | S$1,990,000 | ▲S$1,349 +0.4% vs FV | 99 yrs lease commencing from 1991 |
Mar 2025 | SIN MING WALK Floor 01-05 | 1,324sqft | S$1,850,000 | ▲S$1,397 +3.9% vs FV | 99 yrs lease commencing from 1991 |
Jan 2025 | SIN MING WALK Floor 06-10 | 1,475sqft | S$2,038,000 | ▲S$1,382 +2.8% vs FV | 99 yrs lease commencing from 1991 |
Jan 2025 | SIN MING WALK Floor 06-10 | 1,270sqft | S$1,780,000 | ▲S$1,401 +4.2% vs FV | 99 yrs lease commencing from 1991 |
Jan 2025 | SIN MING WALK Floor 06-10 | 1,475sqft | S$1,960,000 | ▼S$1,329 -1.1% vs FV | 99 yrs lease commencing from 1991 |
SIN MING WALK
Jul 2025 · Floor 06-10
+5.3% vs FV
SIN MING WALK
Jul 2025 · Floor 06-10
+5.3% vs FV
SIN MING WALK
May 2025 · Floor 01-05
+4.2% vs FV
SIN MING WALK
May 2025 · Floor 06-10
+6.2% vs FV
SIN MING WALK
Apr 2025 · Floor 01-05
+4.9% vs FV
SIN MING WALK
Mar 2025 · Floor 01-05
+1.6% vs FV
SIN MING WALK
Mar 2025 · Floor 01-05
+0.4% vs FV
SIN MING WALK
Mar 2025 · Floor 01-05
+3.9% vs FV
SIN MING WALK
Jan 2025 · Floor 06-10
+2.8% vs FV
SIN MING WALK
Jan 2025 · Floor 06-10
+4.2% vs FV
SIN MING WALK
Jan 2025 · Floor 06-10
-1.1% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.