22 Sin Ming Road 570022, Upper Thomson, Central Region, Singapore
$2,800 /month






This flat is a 3 Rooms HDB for rent in 22 Sin Ming Road, a stunning HDB Resale Flat in Singapore. Key features ○ Well-kept unit condition ○ Original condition ○ Fully furnished unit ○ Functional layout ○ Efficient layout ○ Regular layout for furniture placement ○ Bright and airy ○ Windy ○ Corridor unit ○ City view ○ Convenient location Searching for a property in Singapore? Look no further than this stunning HDB for Rent in Bishan. Located in Bishan HDB Estate, this development is part of District 20. Completed in 1973, Sin Ming Ville is a 99 year leasehold HDB Development with a total of 304 units. It has a total of 12 floors and is one of 5 HDB Blocks on Sin Ming Road. If you are looking for a property in the Bishan, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 3 MRTs within 1 km ⭑ Nearby Bus stops • Blk 22A Car Park (69 m) - 1 mins walk • Blk 7 Industrial Estate (123 m) - 2 mins walk • Amtech Building (212 m) - 3 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • XIN SHUN FA MINIMART (10 m) - 1 mins walk • Hock Yu Seng Enterprise (349 m) - 5 mins walk • Shen Yang Chinese Herbalist Centre (428 m) - 6 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Whitley Secondary School (430 m) - 6 mins walk • Han's Art (518 m) - 7 mins drive • First Bridge Montessori (522 m) - 8 mins drive • 7 more schools within 1 km ⭑ Nearby Parks • Bishan North Neighbourhood Park (435 m) - 6 mins walk • Bishan North Woodball Club (526 m) - 8 mins drive • Catholic High School Eco Garden (561 m) - 6 mins drive • 7 more parks within 1 km Please call Dennis Ng from 99.co @ +659026XXXX to arrange for a viewing.
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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: L3008899K
Estimated sale value based on 467 HDB resale transactions (data.gov.sg) · 33 outliers removed (IQR)
Fair Value
S$282,019
S$385 psf
Asking Price
S$2,800
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.3%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
467 comps
Nearest MRT
Marymount
910m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
467 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.657
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$385
Recent Comparable Transactions
10 shown · 467 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +43.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +43.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +42.3% vs FV | 99yr from 1979 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +73.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +57.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 211 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$368,000 | ▲S$510 +32.5% vs FV | 99yr from 1977 |
Mar 2026 | Blk 322 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$490,000 | ▲S$624 +62.1% vs FV | 99yr from 1977 |
Mar 2026 | Blk 114 ANG MO KIO AVE 4 Floor 10 TO 12 | 797sqft | S$460,000 | ▲S$578 +50.1% vs FV | 99yr from 1978 |
Feb 2026 | Blk 321 ANG MO KIO AVE 1 Floor 04 TO 06 | 786sqft | S$475,000 | ▲S$605 +57.1% vs FV | 99yr from 1977 |
Feb 2026 | Blk 333 ANG MO KIO AVE 1 Floor 10 TO 12 | 732sqft | S$420,000 | ▲S$574 +49.1% vs FV | 99yr from 1981 |
Feb 2026 | Blk 457 ANG MO KIO AVE 10 Floor 07 TO 09 | 807sqft | S$410,000 | ▲S$508 +31.9% vs FV | 99yr from 1980 |
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+43.9% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+43.9% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+42.3% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+73.0% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+57.1% vs FV
Blk 211 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+32.5% vs FV
Blk 322 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+62.1% vs FV
Blk 114 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+50.1% vs FV
Blk 321 ANG MO KIO AVE 1
Feb 2026 · Floor 04 TO 06
+57.1% vs FV
Blk 333 ANG MO KIO AVE 1
Feb 2026 · Floor 10 TO 12
+49.1% vs FV
Blk 457 ANG MO KIO AVE 10
Feb 2026 · Floor 07 TO 09
+31.9% vs FV
HELIOS AI Analysis
<p>In the vibrant district of Ang Mo Kio, the valuation for a 3-room HDB unit stands at an estimated value of <strong>$282,019</strong>, translating to a price per square foot (PSF) of <strong>$385</strong>. This valuation is underpinned by a robust model confidence rating of <strong>high</strong>, reflecting the accuracy and reliability of the data analysis derived from <strong>467 recent HDB resale transactions</strong> in the vicinity. Notably, the property is characterized by a remaining lease of <strong>46 years</strong>, a crucial factor that influences its desirability and market positioning.</p> <p>Market signals indicate that this valuation represents a <strong>0% difference from the baseline</strong>, suggesting a stable equilibrium in pricing within the Ang Mo Kio area. This stability can be attributed to a combination of factors, including a steady demand for HDB properties, ongoing urban developments, and the area's strong community infrastructure. As such, potential buyers and investors should note that while the current valuation reflects a balanced market, the longevity of the lease remains a pivotal element in assessing future value appreciation and investment potential.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.