Home Buy HDB 5 Room D20 - Ang Mo Kio / Bishan / Thomson5 Room (5I) HDB for Sale in 449 Sin Ming Avenue

5 Room (5I) HDB for Sale in 449 Sin Ming Avenue

449 Sin Ming Avenue 570449, Upper Thomson, Central Region, Singapore

$928,000

Added a month ago

HDB 5 RoomsFor sale

Beds: 3Baths: 2Area: 1323 sqft

Above Market· 8.7% above market

+17View all

Property Details

Property IDiPSu4fRPAgPstBqEguTaDN

PriceS$928,000

Property TypeHDB 5 Rooms

StatusFor sale

Beds3

Baths2

Built Area1323 sqft

PSF

S$701

Year Built1990

Furnished StatusUnknown

Description

Features & Amenities

Corner unit

Nearby Locations

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

Schools

Ai Tong School0.33km

Location

449 Sin Ming Avenue 570449, Upper Thomson, Central Region, Singapore

Loading map...

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

143

Average Price

S1.6M

Total Value

S230.5M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 259 HDB resale transactions (data.gov.sg)

Fair Value

S$853,881

S$645 psf

Asking Price

S$928,000

S$701 psf

vs Market

+8.7%

Above Market

vs Last Done

+20.2%

Above Market

Tenure

63 yrs

99-year Leasehold · Balance remaining

Confidence

High

259 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Marymount

1376m away

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

259 comparable transactions

S$717

Floor Premium

0.5% per floor vs median

+0.0%

Tenure Decay

Bala's curve (99yr leasehold)

×0.900

MRT Proximity

Within 500m / 1km

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$645

Recent Comparable Transactions

10 shown · 259 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneFeb 2026	Blk 551 ANG MO KIO AVE 10 Floor 19 TO 21	1,270sqft	S$740,000	▼S$583 -9.6% vs FV	99yr from 1981
Feb 2026	Blk 551 ANG MO KIO AVE 10 Floor 19 TO 21	1,270sqft	S$740,000	▼S$583 -9.6% 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 -7.4% 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 -6.7% 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 +20.0% 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 +6.7% vs FV	99yr from 1996
Feb 2026	Blk 253 ANG MO KIO ST 21 Floor 07 TO 09	1,464sqft	S$1,100,000	▲S$751 +16.4% vs FV	99yr from 1996
Feb 2026	Blk 228B ANG MO KIO ST 23 Floor 07 TO 09	1,216sqft	S$1,155,000	▲S$950 +47.3% vs FV	99yr from 2021
Feb 2026	Blk 228B ANG MO KIO ST 23 Floor 10 TO 12	1,216sqft	S$1,160,000	▲S$954 +47.9% vs FV	99yr from 2021
Feb 2026	Blk 588B ANG MO KIO ST 52 Floor 10 TO 12	1,292sqft	S$1,280,000	▲S$991 +53.6% vs FV	99yr from 2011
Feb 2026	Blk 588A ANG MO KIO ST 52 Floor 16 TO 18	1,206sqft	S$1,250,000	▲S$1,037 +60.8% vs FV	99yr from 2011

Last Done

Blk 551 ANG MO KIO AVE 10

Feb 2026 · Floor 19 TO 21

▼S$583 psf

-9.6% vs FV

1,270 sqftS$740,00099yr from 1981

Blk 551 ANG MO KIO AVE 10

Feb 2026 · Floor 19 TO 21

▼S$583 psf

-9.6% 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

-7.4% 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

-6.7% 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

+20.0% 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

+6.7% vs FV

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

Blk 253 ANG MO KIO ST 21

Feb 2026 · Floor 07 TO 09

▲S$751 psf

+16.4% vs FV

1,464 sqftS$1,100,00099yr from 1996

Blk 228B ANG MO KIO ST 23

Feb 2026 · Floor 07 TO 09

▲S$950 psf

+47.3% vs FV

1,216 sqftS$1,155,00099yr from 2021

Blk 228B ANG MO KIO ST 23

Feb 2026 · Floor 10 TO 12

▲S$954 psf

+47.9% vs FV

1,216 sqftS$1,160,00099yr from 2021

Blk 588B ANG MO KIO ST 52

Feb 2026 · Floor 10 TO 12

▲S$991 psf

+53.6% vs FV

1,292 sqftS$1,280,00099yr from 2011

Blk 588A ANG MO KIO ST 52

Feb 2026 · Floor 16 TO 18

▲S$1,037 psf

+60.8% vs FV

1,206 sqftS$1,250,00099yr from 2011

Below Fair Value

Above Fair Value

FV: S$645 psf

HELIOS AI Analysis

HDB 5 ROOM in ANG MO KIO. Based on 259 recent resale transactions from data.gov.sg. Lease: 63 years remaining.

⚠️ 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…

Jeremy Khoo

License: L3008022J

5 Room (5I) HDB for Sale in 449 Sin Ming Avenue

IMAGES GALLERY

Property Details

Description

Nearby Locations

Schools

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Jeremy Khoo

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Home Report · AVM Fair Value