455 Sin Ming Avenue 570455, Upper Thomson, Central Region, Singapore
$978,000













Steps to : Ai Tong Primary School ! Bright Hill MRT , Upper Thomson MRT! Tastefully Renovated ! Just bring your luggage! Spacious 1313 Sq Ft 1 Large Living + Dining Spacious Master Room with Attached Bathroom 2 Squarish good size Common Rooms ( option to have a 4th room ) 1 Generous size Kitchen + 1Common Bathroom Lifestyle & Amenities : Trains (MRT / LRT): Bright Hill MRT (TE7 CR13) 0.54km Upper Thomson MRT (TE8) 0.56km Thomson-East Coast Line Hume MRT (DT4) 1.11km Marymount (CC16) 1.44km Teck Ghee (CR12) 1.58km Mayflower MRT (TE6) 1.65km Bus Stops : Blk 454 (162, 162M, 410W, 52) 0.07km Opp Blk 454 (410G, 52, 162, 162M) 0.1km Opp Windsor Pk (Bus: 855, 410W, 980, 52, 132, 162, 162M, 163, 165, 166, 167) 0.22km Groceries & Supermarts NTUC FairPrice (Thomson Plaza). 0.46km 9Giant(Thomson Imperial Court) 0.98km Sheng Siong Hypermarket(Ang Mo Kio 233)1.19km NTUC Fairprice (Bishan North Blk 279) 1.49km NTUC FairPrice (Ang Mo Kio Blk 215) 1.5km Giant(Jalan Kuras). 1.57km Sheng Siong Hypermarket(Ang Mo Kio 122) 1.91km Giant - Main Branch(Ang Mo Kio Avenue 4)1.98km Schools: Ai Tong School 0.34 km Bishan Park Secondary School 0.76 km Pierce Secondary School 0483 km Mayflower Secondary School 1.2 km Whitley Secondary School 1.42 km Ang Mo Kio Primary School 1.55 km Ang Mo Kio Secondary School 1.64 km Catholic High School 1.65 km Chij St. Nicholas Girls' School 1.69 km Lifestyle : Asian Golf Academy Singapore 1.07 km Island Country Club 1.22 km Island Golf Course 1.32 km MacRichie Reservoir 1.8 km Lower Peirce Reservoir 1.96 km Don’t miss the opportunity of this rare spacious quiet living yet easily accessible to amenities ! Viewing schedule : Sat & Sun 3-4pm by appt . Pls call Cynthia @ 9238XXXX to reserve your slot
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 11 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$735,843
S$560 psf
Asking Price
S$978,000
S$745 psf
vs Market
+32.9%
vs Last Done
+32.3%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Marymount
1440m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$623
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$560
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 222 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,367sqft | S$770,000 | ▲S$563 +0.5% vs FV | 99yr from 1993 |
May 2026 | Blk 222 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,367sqft | S$770,000 | ▲S$563 +0.5% 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 +30.7% 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 +4.8% 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 +16.1% 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 +13.4% 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 +12.0% 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 +8.8% 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 +16.6% 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 +8.6% 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 +6.4% vs FV | 99yr from 1993 |
Blk 222 ANG MO KIO AVE 1
May 2026 · Floor 07 TO 09
+0.5% vs FV
Blk 222 ANG MO KIO AVE 1
May 2026 · Floor 07 TO 09
+0.5% vs FV
Blk 176 ANG MO KIO AVE 4
Dec 2025 · Floor 10 TO 12
+30.7% vs FV
Blk 609 ANG MO KIO AVE 4
Nov 2025 · Floor 04 TO 06
+4.8% vs FV
Blk 176 ANG MO KIO AVE 4
Sep 2025 · Floor 10 TO 12
+16.1% vs FV
Blk 102 ANG MO KIO AVE 3
Jul 2025 · Floor 07 TO 09
+13.4% vs FV
Blk 221 ANG MO KIO AVE 1
May 2025 · Floor 07 TO 09
+12.0% vs FV
Blk 234 ANG MO KIO AVE 3
Apr 2025 · Floor 01 TO 03
+8.8% vs FV
Blk 609 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
+16.6% vs FV
Blk 222 ANG MO KIO AVE 1
Nov 2024 · Floor 07 TO 09
+8.6% vs FV
Blk 222 ANG MO KIO AVE 1
Jun 2024 · Floor 10 TO 12
+6.4% 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 $735,843, translating to $560 per square foot. This valuation is notably positioned above the market average, reflecting a significant 32.9% premium compared to the baseline established through recent transactions. Such a mark-up indicates a robust demand in the locality, suggesting that buyers are willing to invest more for properties that offer desirable features and location advantages.
Analyzing the data from 11 recent HDB resale transactions in the vicinity, it is evident that the medium confidence level of this valuation stems from the fluctuating dynamics of the Ang Mo Kio market. The area's reputation for excellent connectivity, vibrant amenities, and established community factors into its appeal, thus driving prices above the baseline. As the remaining lease of 63 years still allows for substantial habitation and investment potential, this property exemplifies the enduring allure of HDBs in prime locations, even as market conditions evolve.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.