Discover your dream home in this stunning 3 bedroom, 2 bathroom apartment for sale, available now! Spanning 1023 sqft, this residence offers a spacious living environment perfect for families. Conveniently located at 8, Sin Ming Road, Singapore, you'll find yourself just a short distance from Marymount MRT Station (0.9 km) and Upper Thomson MRT Station (1.1 km), ensuring effortless commutes across the city. The property is surrounded by excellent amenities, including Sheng Siong Supermarket (0.9 km) for your daily groceries and Sin Ming Plaza (1.2 km) for shopping and dining options. Families will appreciate the proximity to reputable schools like Catholic High School (1.6 km) and Agape Little Uni Thomson (1.9 km), making this location ideal for education. Project amenities include dedicated car parking, 24-hour security, and well-maintained landscaping. Inside the unit, enjoy features such as air-conditioning, a refreshing balcony, and a picturesque park/greenery view. Don't miss this opportunity to own a beautiful apartment in a vibrant neighborhood. Schedule a viewing today and make this lovely apartment your new home!
D20 - Bishan
Upper Thomson MRT · 3 min walk
1 Block
Not available
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Total Transactions
1
Average Price
S49.0M
Total Value
S49.0M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 12 URA transactions
Fair Value
S$2.48M
S$2,425 psf
Asking Price
S$2.42M
S$2,363 psf
vs Market
-2.6%
vs Last Done
-1.3%
Tenure
Freehold
No lease decay
Confidence
High
12 comps
Nearest MRT
Marymount
624m away · +1% premium
Hedonic Adjustment Breakdown
Base URA PSF
12 comparable transactions
S$2,354
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,425
Recent Comparable Transactions
10 shown · 12 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,598,000 | ▼S$2,394 -1.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,598,000 | ▼S$2,394 -1.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,628,000 | ▲S$2,439 +0.6% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 398sqft | S$998,000 | ▲S$2,506 +3.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 700sqft | S$1,606,000 | ▼S$2,295 -5.4% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 721sqft | S$1,768,000 | ▲S$2,452 +1.1% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,184sqft | S$2,688,000 | ▼S$2,270 -6.4% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,259sqft | S$2,798,000 | ▼S$2,222 -8.4% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 721sqft | S$1,718,000 | ▼S$2,382 -1.8% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,249sqft | S$2,628,000 | ▼S$2,105 -13.2% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,023sqft | S$2,348,000 | ▼S$2,296 -5.3% vs FV | Freehold |
SIN MING ROAD
Aug 2025 · Floor 01-05
-1.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-1.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+0.6% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+3.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-5.4% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+1.1% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-6.4% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-8.4% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-1.8% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-13.2% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-5.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 12 URA transactions (0 outliers removed), adjusted for: MRT Marymount 624m away (+1%); AI-detected value boosters: greenery view (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.