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…
Automated Valuation based on 264 HDB resale transactions (data.gov.sg)
Fair Value
S$851,784
S$649 psf
Asking Price
S$978,000
S$745 psf
vs Market
+14.8%
vs Last Done
-20.5%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
High
264 comps
Nearest MRT
Marymount
1440m 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)
×0.900
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$649
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 +44.4% 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 +44.4% 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 -0.2% 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 +60.9% 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 +52.1% 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 +45.5% 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 -10.2% 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 -8.0% 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 -7.2% 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 +19.3% 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 +6.0% vs FV | 99yr from 1996 |
Blk 310A ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+44.4% vs FV
Blk 310A ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+44.4% vs FV
Blk 305 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 22 TO 24
+60.9% vs FV
Blk 228B ANG MO KIO ST 23
Mar 2026 · Floor 22 TO 24
+52.1% vs FV
Blk 228A ANG MO KIO ST 23
Mar 2026 · Floor 07 TO 09
+45.5% vs FV
Blk 551 ANG MO KIO AVE 10
Feb 2026 · Floor 19 TO 21
-10.2% vs FV
Blk 431 ANG MO KIO AVE 10
Feb 2026 · Floor 07 TO 09
-8.0% vs FV
Blk 122 ANG MO KIO AVE 3
Feb 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 176 ANG MO KIO AVE 4
Feb 2026 · Floor 04 TO 06
+19.3% vs FV
Blk 253A ANG MO KIO ST 21
Feb 2026 · Floor 04 TO 06
+6.0% vs FV
HELIOS AI Analysis
<p>The HDB 5 room property located in Ang Mo Kio, with a remaining lease of 63 years, presents a compelling investment opportunity, currently valued at an estimated $851,784, translating to $649 per square foot (PSF). This valuation positions the property at a notable premium, reflecting a 14.8% increase above the baseline market value. Such an elevated valuation is indicative of robust demand dynamics and the desirability of the Ang Mo Kio precinct, a well-established neighborhood known for its accessibility and amenities.</p> <p>The model confidence for this valuation is assessed as high, derived from a comprehensive analysis of 264 recent HDB resale transactions within the vicinity. This substantial dataset underscores the reliability of the valuation metrics employed and highlights the strength of market signals in this area. The remaining lease of 63 years remains within an acceptable threshold for potential buyers, maintaining interest in the property, especially for families seeking long-term residency. The combination of a favorable lease term and the property's premium valuation reinforces Ang Mo Kio's reputation as a sought-after residential locale in Singapore's evolving real estate landscape.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.