Discover your dream home with this stunning 2 bedroom, 2 bathroom apartment available for sale now. Spanning 732 sqft, this gem located at 8, Sin Ming Road, Singapore is perfect for families seeking comfort and convenience. Enjoy easy access to Marymount MRT Station (1.5 km) and Upper Thomson MRT Station (1.7 km), ensuring effortless commutes. Families will appreciate the proximity to esteemed schools like Catholic High School (1.9 km) and Agape Little Uni Thomson (2.2 km). For your daily needs, Sheng Siong Supermarket (1.5 km) and FairPrice Bishan (1.6 km) are just a short drive away. Experience shopping at Sin Ming Plaza (1.3 km) or Swing By @ Thomson Plaza (1.5 km) for a variety of retail options. Project amenities include secure car park, 24-hour security, and landscaped gardens, perfect for relaxation. Unit features include air-conditioning, a balcony with a park/greenery view, and an internet connection for your modern lifestyle. Don’t miss out on this exceptional opportunity to own a beautiful home in a prime location. Schedule your viewing today and make this apartment your own!
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$1.78M
S$2,425 psf
Asking Price
S$1.77M
S$2,419 psf
vs Market
-0.2%
vs Last Done
+1.0%
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.