Home Buy HDB 5 Room D20 - Ang Mo Kio / Bishan / Thomson5 Room (5I) HDB for Sale in 402 Sin Ming Avenue

5 Room (5I) HDB for Sale in 402 Sin Ming Avenue

402 Sin Ming Avenue 570402, Upper Thomson, Central Region, Singapore

$899,000

Added 4 months ago

HDB 5 RoomsFor sale

Beds: 3Baths: 2Area: 1291 sqft

Above Market· 14.6% above market

+16View all

Nearest MRT Station

Bright Hill

Thomson-East Line TE7

walk•

Property Details

Property IDJaM2Giwzi3zrYok7D25dH6

PriceS$899,000

Property TypeHDB 5 Rooms

StatusFor sale

Beds3

Baths2

Built Area1291 sqft

PSF

S$696

Year Built1986

Furnished StatusUnknown

Description

1. Low floor unit (#02 floor) 2. Fitted with a modern and well maintained kitchen 3. Flanked by schools, libraries, markets, hawker centres, clinics, banks - everything one seeks for in a self-sufficient estate 4. Minutes away from Bright Hill MRT Station 5. 14 Days Submission (immediate) 6. No need extension 7. No Ethnic quota restrictions Take note that price is STARTING FROM... Get in touch with SHAMIR today to find out the closing price! 9132XXXX

Nearby Locations

The following locations are within radius of this property, with distance shown in kilometers.

Schools

Ai Tong School0.27km

MRT Stations

Bright Hill

Thomson-East Line (TE7)

0.07km

Bright Hill

Cross-Island Line (CR13)

0.08km

Location

402 Sin Ming Avenue 570402, Upper Thomson, Central Region, Singapore

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Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

Total Value

Sales Timeline

No timeline data available

No data available

No transaction data found. This could be due to:

No transactions in the selected radius
Invalid date formats in transaction data
Missing price or area information
Current filter settings excluding all transactions

Home Report · AVM Fair Value

Automated Valuation based on 264 HDB resale transactions (data.gov.sg)

Fair Value

S$784,337

S$608 psf

Asking Price

S$899,000

S$696 psf

vs Market

+14.6%

Above Market

vs Last Done

-25.7%

Good Deal

Tenure

59 yrs

99-year Leasehold · Balance remaining

Confidence

High

264 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Marymount

1685m away

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

264 comparable transactions

S$721

Floor Premium

0.5% per floor vs median

+0.0%

Tenure Decay

Bala's curve (99yr leasehold)

×0.843

MRT Proximity

Within 500m / 1km

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$608

Recent Comparable Transactions

10 shown · 264 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneMar 2026	Blk 310A ANG MO KIO AVE 1 Floor 10 TO 12	1,281sqft	S$1,200,000	▲S$937 +54.1% vs FV	99yr from 2012
Mar 2026	Blk 310A ANG MO KIO AVE 1 Floor 10 TO 12	1,281sqft	S$1,200,000	▲S$937 +54.1% vs FV	99yr from 2012
Mar 2026	Blk 305 ANG MO KIO AVE 1 Floor 10 TO 12	1,324sqft	S$857,500	▲S$648 +6.6% vs FV	99yr from 1977
Mar 2026	Blk 228A ANG MO KIO ST 23 Floor 22 TO 24	1,216sqft	S$1,270,000	▲S$1,044 +71.7% vs FV	99yr from 2021
Mar 2026	Blk 228B ANG MO KIO ST 23 Floor 22 TO 24	1,216sqft	S$1,200,000	▲S$987 +62.3% vs FV	99yr from 2021
Mar 2026	Blk 228A ANG MO KIO ST 23 Floor 07 TO 09	1,216sqft	S$1,148,000	▲S$944 +55.3% vs FV	99yr from 2021
Feb 2026	Blk 551 ANG MO KIO AVE 10 Floor 19 TO 21	1,270sqft	S$740,000	▼S$583 -4.1% vs FV	99yr from 1981
Feb 2026	Blk 431 ANG MO KIO AVE 10 Floor 07 TO 09	1,281sqft	S$765,000	▼S$597 -1.8% vs FV	99yr from 1979
Feb 2026	Blk 122 ANG MO KIO AVE 3 Floor 07 TO 09	1,442sqft	S$868,000	▼S$602 -1.0% vs FV	99yr from 1978
Feb 2026	Blk 176 ANG MO KIO AVE 4 Floor 04 TO 06	1,485sqft	S$1,150,000	▲S$774 +27.3% vs FV	99yr from 1993
Feb 2026	Blk 253A ANG MO KIO ST 21 Floor 04 TO 06	1,453sqft	S$1,000,000	▲S$688 +13.2% vs FV	99yr from 1996

Last Done

Blk 310A ANG MO KIO AVE 1

Mar 2026 · Floor 10 TO 12

▲S$937 psf

+54.1% vs FV

1,281 sqftS$1,200,00099yr from 2012

Blk 310A ANG MO KIO AVE 1

Mar 2026 · Floor 10 TO 12

▲S$937 psf

+54.1% vs FV

1,281 sqftS$1,200,00099yr from 2012

Blk 305 ANG MO KIO AVE 1

Mar 2026 · Floor 10 TO 12

▲S$648 psf

+6.6% vs FV

1,324 sqftS$857,50099yr from 1977

Blk 228A ANG MO KIO ST 23

Mar 2026 · Floor 22 TO 24

▲S$1,044 psf

+71.7% vs FV

1,216 sqftS$1,270,00099yr from 2021

Blk 228B ANG MO KIO ST 23

Mar 2026 · Floor 22 TO 24

▲S$987 psf

+62.3% vs FV

1,216 sqftS$1,200,00099yr from 2021

Blk 228A ANG MO KIO ST 23

Mar 2026 · Floor 07 TO 09

▲S$944 psf

+55.3% vs FV

1,216 sqftS$1,148,00099yr from 2021

Blk 551 ANG MO KIO AVE 10

Feb 2026 · Floor 19 TO 21

▼S$583 psf

-4.1% vs FV

1,270 sqftS$740,00099yr from 1981

Blk 431 ANG MO KIO AVE 10

Feb 2026 · Floor 07 TO 09

▼S$597 psf

-1.8% vs FV

1,281 sqftS$765,00099yr from 1979

Blk 122 ANG MO KIO AVE 3

Feb 2026 · Floor 07 TO 09

▼S$602 psf

-1.0% vs FV

1,442 sqftS$868,00099yr from 1978

Blk 176 ANG MO KIO AVE 4

Feb 2026 · Floor 04 TO 06

▲S$774 psf

+27.3% vs FV

1,485 sqftS$1,150,00099yr from 1993

Blk 253A ANG MO KIO ST 21

Feb 2026 · Floor 04 TO 06

▲S$688 psf

+13.2% vs FV

1,453 sqftS$1,000,00099yr from 1996

Below Fair Value

Above Fair Value

FV: S$608 psf

HELIOS AI Analysis

The valuation of the HDB 5 room unit in Ang Mo Kio, with a remaining lease of 59 years, stands at an estimated value of $784,337, translating to a notable $608 per square foot. This valuation reflects a robust market sentiment, as it is positioned 14.6% above the baseline, indicating a strong demand for HDB properties in this well-established residential enclave. The sustained interest in Ang Mo Kio can be attributed to its strategic location, comprehensive amenities, and excellent transport links, which continue to enhance its desirability among homebuyers. The model confidence in this valuation is categorized as high, supported by a comprehensive analysis of 264 recent HDB resale transactions within the vicinity. This extensive dataset underscores the resilience of the HDB market in Ang Mo Kio, where property values have demonstrated an upward trajectory despite broader economic fluctuations. The remaining lease term, while moderately reduced at 59 years, does not seem to detract from the property's appeal, as the area remains a prime choice for families and investors alike. The interplay of these factors suggests that the HDB market in Ang Mo Kio is not only stable but also poised for continued appreciation.

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Propnex Shamir W.

License: L3011034Z

5 Room (5I) HDB for Sale in 402 Sin Ming Avenue

IMAGES GALLERY

Nearest MRT Station

Property Details

Description

Nearby Locations

Schools

MRT Stations

Bright Hill

Bright Hill

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

No data available

Home Report · AVM Fair Value

Propnex Shamir W.

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Home Report · AVM Fair Value