20 Sin Ming Walk 575570, Upper Thomson, Central Region, Singapore
$1,800,000
A rare ground-floor home in the heart of Bishan Park, thoughtfully renovated and move-in ready. Ideal for families who value space, convenience, and daily ease—without stairs, without compromise. tenanted for 4.6k till April 2026 Why this unit stands out 1271 sqft, efficient 3-bedroom layout – generous living and dining zones that actually feel spacious Ground floor convenience – perfect for families with kids, seniors, or anyone who values easy access Tastefully renovated – clean lines, practical storage, and a calm, modern palette Bright & breezy – excellent airflow and natural light throughout Quiet yet connected – peaceful enclave with amenities and transport close by Lifestyle advantages Short strolls to parks, shops, eateries, and daily essentials Excellent connectivity to town and city fringe A home that works for real life—hosting, resting, raising a family Homes like this don’t come up often. If you want space, ground-floor ease, and a proper renovation already done, this is worth a closer look. 📞 Reach out to arrange a private viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
59
Average Price
S1.8M
Total Value
S105.9M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 47 URA transactions · 5 outliers removed (IQR)
Fair Value
S$1.71M
S$1,344 psf
Asking Price
S$1.80M
S$1,416 psf
vs Market
+5.4%
vs Last Done
+0.1%
Tenure
67 yrs
99-year Leasehold · Balance remaining
Confidence
High
47 comps
Nearest MRT
Ang Mo Kio
2055m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
47 comparable transactions
S$1,359
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.310
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,344
Recent Comparable Transactions
10 shown · 47 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | SIN MING WALK Floor 06-10 | 1,324sqft | S$1,873,888 | ▲S$1,415 +5.3% vs FV | 99 yrs lease commencing from 1991 |
Jul 2025 | SIN MING WALK Floor 06-10 | 1,324sqft | S$1,873,888 | ▲S$1,415 +5.3% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | SIN MING WALK Floor 01-05 | 1,324sqft | S$1,853,600 | ▲S$1,400 +4.2% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | SIN MING WALK Floor 06-10 | 1,346sqft | S$1,920,000 | ▲S$1,427 +6.2% vs FV | 99 yrs lease commencing from 1991 |
Apr 2025 | SIN MING WALK Floor 01-05 | 1,561sqft | S$2,200,000 | ▲S$1,410 +4.9% vs FV | 99 yrs lease commencing from 1991 |
Mar 2025 | SIN MING WALK Floor 01-05 | 1,324sqft | S$1,808,888 | ▲S$1,366 +1.6% vs FV | 99 yrs lease commencing from 1991 |
Mar 2025 | SIN MING WALK Floor 01-05 | 1,475sqft | S$1,990,000 | ▲S$1,349 +0.4% vs FV | 99 yrs lease commencing from 1991 |
Mar 2025 | SIN MING WALK Floor 01-05 | 1,324sqft | S$1,850,000 | ▲S$1,397 +3.9% vs FV | 99 yrs lease commencing from 1991 |
Jan 2025 | SIN MING WALK Floor 06-10 | 1,475sqft | S$2,038,000 | ▲S$1,382 +2.8% vs FV | 99 yrs lease commencing from 1991 |
Jan 2025 | SIN MING WALK Floor 06-10 | 1,270sqft | S$1,780,000 | ▲S$1,401 +4.2% vs FV | 99 yrs lease commencing from 1991 |
Jan 2025 | SIN MING WALK Floor 06-10 | 1,475sqft | S$1,960,000 | ▼S$1,329 -1.1% vs FV | 99 yrs lease commencing from 1991 |
SIN MING WALK
Jul 2025 · Floor 06-10
+5.3% vs FV
SIN MING WALK
Jul 2025 · Floor 06-10
+5.3% vs FV
SIN MING WALK
May 2025 · Floor 01-05
+4.2% vs FV
SIN MING WALK
May 2025 · Floor 06-10
+6.2% vs FV
SIN MING WALK
Apr 2025 · Floor 01-05
+4.9% vs FV
SIN MING WALK
Mar 2025 · Floor 01-05
+1.6% vs FV
SIN MING WALK
Mar 2025 · Floor 01-05
+0.4% vs FV
SIN MING WALK
Mar 2025 · Floor 01-05
+3.9% vs FV
SIN MING WALK
Jan 2025 · Floor 06-10
+2.8% vs FV
SIN MING WALK
Jan 2025 · Floor 06-10
+4.2% vs FV
SIN MING WALK
Jan 2025 · Floor 06-10
-1.1% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.