23 Sin Ming Road 570023, Upper Thomson, Central Region, Singapore
$850
Walk to Upper Thomson MRT Look for 1 or 2 Ladies 1 Lady $850 2 Ladies $1100 Air-Cond Wifi Cooking only Instant Noodle The listing is for a Common Room available for rent in 23 Sin Ming Road, a stunning HDB Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Rent in Bishan. Located in Bishan HDB Estate, this development is part of District 20. Completed in 1973, Sin Ming Ville is a 99 year leasehold HDB Development with a total of 153 units. It has a total of 12 floors and is one of 5 HDB Blocks on Sin Ming Road. If you are looking for a property in the Bishan, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Upper Thomson (227 m) - 4 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 23 (63 m) - 1 mins walk • Blk 25 (130 m) - 2 mins walk • Sin Ming Plaza (144 m) - 2 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Shen Yang Chinese Herbalist Centre (93 m) - 2 mins walk • Uni-Comm (100 m) - 2 mins walk • First Mart (244 m) - 4 mins walk • 3 more walking distance grocery stores within 500 m ⭑ Nearby Schools • The Ballet Academy @ Sin Ming (73 m) - 1 min walk • Pranic Healing @ Positive Vibes (100 m) - 2 mins walk • Kids Taekwondo (161 m) - 3 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Thomson Park (161 m) - 3 mins walk • Thomson Park Estate Interim Park (312 m) - 5 mins walk • Green Forest Landscape (498 m) - 7 mins walk • 7 more parks within 1 km Please call Alan Tsui from 99.co @ +659100XXXX to arrange for a viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
4
Average Price
S5.1M
Total Value
S20.3M
Calculating fair value from URA transaction data…


License: L3002382K
Estimated sale value based on 467 HDB resale transactions (data.gov.sg) · 33 outliers removed (IQR)
Fair Value
S$53,927
S$385 psf
Asking Price
S$850
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.8%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
467 comps
Nearest MRT
Marymount
700m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
467 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.657
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$385
Recent Comparable Transactions
10 shown · 467 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 230 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$420,000 | ▲S$582 +51.2% vs FV | 99yr from 1978 |
Feb 2026 | Blk 230 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$420,000 | ▲S$582 +51.2% vs FV | 99yr from 1978 |
Oct 2025 | Blk 232 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$416,000 | ▲S$577 +49.9% vs FV | 99yr from 1977 |
Jul 2025 | Blk 235 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$428,888 | ▲S$595 +54.5% vs FV | 99yr from 1977 |
Jul 2025 | Blk 230 ANG MO KIO AVE 3 Floor 01 TO 03 | 721sqft | S$415,000 | ▲S$575 +49.4% vs FV | 99yr from 1978 |
Jun 2025 | Blk 232 ANG MO KIO AVE 3 Floor 01 TO 03 | 883sqft | S$505,000 | ▲S$572 +48.6% vs FV | 99yr from 1977 |
Apr 2025 | Blk 230 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$415,000 | ▲S$575 +49.4% vs FV | 99yr from 1978 |
Apr 2025 | Blk 230 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$448,000 | ▲S$621 +61.3% vs FV | 99yr from 1978 |
Apr 2025 | Blk 235 ANG MO KIO AVE 3 Floor 10 TO 12 | 883sqft | S$508,000 | ▲S$576 +49.6% vs FV | 99yr from 1977 |
Mar 2026 | Blk 319 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +43.9% vs FV | 99yr from 1977 |
Mar 2026 | Blk 404 ANG MO KIO AVE 10 Floor 04 TO 06 | 721sqft | S$395,000 | ▲S$548 +42.3% vs FV | 99yr from 1979 |
Blk 230 ANG MO KIO AVE 3
Feb 2026 · Floor 04 TO 06
+51.2% vs FV
Blk 230 ANG MO KIO AVE 3
Feb 2026 · Floor 04 TO 06
+51.2% vs FV
Blk 232 ANG MO KIO AVE 3
Oct 2025 · Floor 04 TO 06
+49.9% vs FV
Blk 235 ANG MO KIO AVE 3
Jul 2025 · Floor 04 TO 06
+54.5% vs FV
Blk 230 ANG MO KIO AVE 3
Jul 2025 · Floor 01 TO 03
+49.4% vs FV
Blk 232 ANG MO KIO AVE 3
Jun 2025 · Floor 01 TO 03
+48.6% vs FV
Blk 230 ANG MO KIO AVE 3
Apr 2025 · Floor 04 TO 06
+49.4% vs FV
Blk 230 ANG MO KIO AVE 3
Apr 2025 · Floor 10 TO 12
+61.3% vs FV
Blk 235 ANG MO KIO AVE 3
Apr 2025 · Floor 10 TO 12
+49.6% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+43.9% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+42.3% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 3 Room property in Ang Mo Kio reflects a nuanced understanding of current market dynamics, particularly given its remaining lease of 46 years. With an estimated value of $53,927, translating to $385 per square foot, this property sits at a pivotal intersection of affordability and desirability within the region. The model's high confidence level is supported by a robust analysis of 467 recent HDB resale transactions in the vicinity, affirming the accuracy of the valuation amidst fluctuations in the property market.</p> <p>Notably, the market signal indicates a 0% difference from the baseline price, suggesting a stable real estate environment in Ang Mo Kio. This stability can be attributed to the area's strong demand for HDB units, coupled with the limited availability of properties with such lease tenures. Investors and homebuyers alike should consider the implications of the remaining lease period, as it plays a critical role in long-term investment value and resale potential. Overall, this property presents a balanced opportunity for both personal residence and investment, underpinned by the strength of the local market.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.