449 Sin Ming Avenue 570449, Upper Thomson, Central Region, Singapore
$928,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
143
Average Price
S1.6M
Total Value
S230.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 10 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$748,524
S$566 psf
Asking Price
S$928,000
S$701 psf
vs Market
+24.0%
vs Last Done
-4.2%
Tenure
63 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
10 comps
Nearest MRT
Marymount
1376m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$629
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$566
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 176 ANG MO KIO AVE 4 Floor 10 TO 12 | 1,281sqft | S$938,000 | ▲S$732 +29.3% 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 +29.3% 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 +3.7% 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 +14.8% 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 +12.2% 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 +10.8% 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 +7.6% 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 +15.4% 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 +7.4% 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 +5.3% vs FV | 99yr from 1993 |
Jun 2024 | Blk 609 ANG MO KIO AVE 4 Floor 07 TO 09 | 1,442sqft | S$850,000 | ▲S$589 +4.1% vs FV | 99yr from 1993 |
Blk 176 ANG MO KIO AVE 4
Dec 2025 · Floor 10 TO 12
+29.3% vs FV
Blk 176 ANG MO KIO AVE 4
Dec 2025 · Floor 10 TO 12
+29.3% vs FV
Blk 609 ANG MO KIO AVE 4
Nov 2025 · Floor 04 TO 06
+3.7% vs FV
Blk 176 ANG MO KIO AVE 4
Sep 2025 · Floor 10 TO 12
+14.8% vs FV
Blk 102 ANG MO KIO AVE 3
Jul 2025 · Floor 07 TO 09
+12.2% vs FV
Blk 221 ANG MO KIO AVE 1
May 2025 · Floor 07 TO 09
+10.8% vs FV
Blk 234 ANG MO KIO AVE 3
Apr 2025 · Floor 01 TO 03
+7.6% vs FV
Blk 609 ANG MO KIO AVE 4
Apr 2025 · Floor 04 TO 06
+15.4% vs FV
Blk 222 ANG MO KIO AVE 1
Nov 2024 · Floor 07 TO 09
+7.4% vs FV
Blk 222 ANG MO KIO AVE 1
Jun 2024 · Floor 10 TO 12
+5.3% vs FV
Blk 609 ANG MO KIO AVE 4
Jun 2024 · Floor 07 TO 09
+4.1% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $748,524.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.