442 Sin Ming Avenue 570442, Upper Thomson, Central Region, Singapore
$980,000
*CHEAP* *CHEAP* *CHEAP* ***EXCLUSIVE VIEWING*** - Viewing Anytime, Keys On Hand - No Extension Needed - Point Block - No West Sun - Unblocked View - Can Have 4 Physical Rooms Call/Whatsapp/SMS Ian Teo 9386XXXX *NOT* Ethnic quota restriction Air-Conditioning Intercom Balcony Park View Greenery View Cooker Hob/Hood Penthouse Corner Unit Renovated High Floor Water Heater Bathtub Maidsroom Bombshelter Original Condition City View Outdoor Patio Colonial Building Private Garden Garage Private Pool Ground Floor Roof Terrace Hairdryer Sea View Jacuzzi Swimming Pool View Lake View Terrace Low Floor Walk-in-wardrobe Move in Condition Greenery Barbeque Area Clubhouse Fitness corner Fun pool Jogging track Lap pool Multi-purpose hall Playground Putting Green Swimming pool Sauna Reflexology Path Tennis courts Wading pool School Schools Good school Good schools Expressway City View Windy Pool view Childcare High capital appreciation High capital gain Money Investment Property Investment PIE ECP AYE KPE BKE TPE KJE ang mo kio bedok bishan bukit batok bukit merah bukit timah bukit panjang central area choa chu kang clementi geylang hougang jurong kallang whampoa marine parade pasir ris punggol queenstown sembawang sengkang serangoon tampines tengah toa payoh woolands yishun compassvale rivervale
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
Total Transactions
41
Average Price
S1.7M
Total Value
S68.9M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 281 HDB resale transactions (data.gov.sg)
Fair Value
S$854,168
S$646 psf
Asking Price
S$980,000
S$741 psf
vs Market
+14.7%
vs Last Done
+36.2%
Tenure
61 yrs
99-year Leasehold · Balance remaining
Confidence
High
281 comps
Nearest MRT
Marymount
1365m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
281 comparable transactions
S$741
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.871
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$646
Recent Comparable Transactions
10 shown · 281 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 132 ANG MO KIO AVE 3 Floor 04 TO 06 | 1,324sqft | S$720,000 | ▼S$544 -15.8% vs FV | 99yr from 1979 |
Jun 2026 | Blk 132 ANG MO KIO AVE 3 Floor 04 TO 06 | 1,324sqft | S$720,000 | ▼S$544 -15.8% vs FV | 99yr from 1979 |
Jun 2026 | Blk 253 ANG MO KIO ST 21 Floor 01 TO 03 | 1,485sqft | S$955,000 | ▼S$643 -0.5% vs FV | 99yr from 1996 |
Jun 2026 | Blk 253 ANG MO KIO ST 21 Floor 07 TO 09 | 1,378sqft | S$970,000 | ▲S$704 +9.0% vs FV | 99yr from 1996 |
Jun 2026 | Blk 228A ANG MO KIO ST 23 Floor 22 TO 24 | 1,216sqft | S$1,167,888 | ▲S$960 +48.6% vs FV | 99yr from 2021 |
May 2026 | Blk 310A ANG MO KIO AVE 1 Floor 04 TO 06 | 1,281sqft | S$1,130,000 | ▲S$882 +36.5% vs FV | 99yr from 2012 |
May 2026 | Blk 222 ANG MO KIO AVE 1 Floor 07 TO 09 | 1,367sqft | S$770,000 | ▼S$563 -12.8% vs FV | 99yr from 1993 |
May 2026 | Blk 551 ANG MO KIO AVE 10 Floor 19 TO 21 | 1,270sqft | S$760,000 | ▼S$598 -7.4% vs FV | 99yr from 1981 |
May 2026 | Blk 460 ANG MO KIO AVE 10 Floor 19 TO 21 | 1,292sqft | S$768,888 | ▼S$595 -7.9% vs FV | 99yr from 1980 |
May 2026 | Blk 551 ANG MO KIO AVE 10 Floor 01 TO 03 | 1,270sqft | S$600,000 | ▼S$472 -26.9% vs FV | 99yr from 1981 |
May 2026 | Blk 458 ANG MO KIO AVE 10 Floor 16 TO 18 | 1,292sqft | S$800,000 | ▼S$619 -4.2% vs FV | 99yr from 1980 |
Blk 132 ANG MO KIO AVE 3
Jun 2026 · Floor 04 TO 06
-15.8% vs FV
Blk 132 ANG MO KIO AVE 3
Jun 2026 · Floor 04 TO 06
-15.8% vs FV
Blk 253 ANG MO KIO ST 21
Jun 2026 · Floor 01 TO 03
-0.5% vs FV
Blk 253 ANG MO KIO ST 21
Jun 2026 · Floor 07 TO 09
+9.0% vs FV
Blk 228A ANG MO KIO ST 23
Jun 2026 · Floor 22 TO 24
+48.6% vs FV
Blk 310A ANG MO KIO AVE 1
May 2026 · Floor 04 TO 06
+36.5% vs FV
Blk 222 ANG MO KIO AVE 1
May 2026 · Floor 07 TO 09
-12.8% vs FV
Blk 551 ANG MO KIO AVE 10
May 2026 · Floor 19 TO 21
-7.4% vs FV
Blk 460 ANG MO KIO AVE 10
May 2026 · Floor 19 TO 21
-7.9% vs FV
Blk 551 ANG MO KIO AVE 10
May 2026 · Floor 01 TO 03
-26.9% vs FV
Blk 458 ANG MO KIO AVE 10
May 2026 · Floor 16 TO 18
-4.2% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $854,168.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.