406 Sin Ming Avenue 570406, Upper Thomson, Central Region, Singapore
$800,000
4S HDB Flat For Sale – Blk 406 Sin Ming Avenue Top Floor Corner Unit | 7 Steps to MRT 宏茂桥信明路 Blk 406 四房式组屋出售 | 顶楼角头单位 | 7步到地铁站 Rare opportunity to own a spacious 4S HDB flat at Blk 406 Sin Ming Avenue. Located on the top floor corner, this unit offers excellent privacy, natural ventilation, and an unbeatable location just steps from the MRT. 难得机会,出售位于信明路406座的 4S 四房式组屋单位。单位位于 顶楼角头位置,隐私度高,通风采光良好,并且只需几步即可到达地铁站,生活非常便利。 Unit Details | 单位资料 • Address: Blk 406 Sin Ming Avenue • Type: 4S HDB Flat • Size: 904 sqft • Top Floor – bright and breezy • Corner Unit – added privacy • Functional and spacious layout • All buyers eligible • 地址:Blk 406 Sin Ming Avenue • 户型:4S 四房式组屋 • 面积:904平方英尺 • 顶楼单位,采光通风佳 • 角头单位,隐私度高 • 格局方正宽敞 • 所有买家皆可购买 Excellent Connectivity | 交通便利 • Only 7 steps to Sin Ming MRT Station • Easy access to Thomson-East Coast Line • Convenient access to major roads • 7步直达 Sin Ming MRT Station • 汤申—东海岸线地铁,交通方便 • 靠近主要道路,通往全岛便利 Schools Nearby | 优质学区 Within 1KM | 1公里内: • Ai Tong School • Ang Mo Kio Primary School • Pierce Secondary School • Mayflower Secondary School • Eunoia Junior College 1–2KM | 1–2公里: • CHIJ St. Nicholas Girls' School • Catholic High School • Mayflower Primary School Nearby Amenities | 附近商场 • Thomson Plaza • AMK Hub • Broadway Plaza • Jubilee Square Shopping, dining, supermarkets, and daily necessities all within easy reach. 购物、餐饮及生活设施齐全,生活便利。 Contact | 联络方式 Annie Ong | PropNex Realty 8467 XXXX Call or WhatsApp for viewing appointment. 欢迎致电或WhatsApp预约看房。
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$514,385
S$569 psf
Asking Price
S$800,000
S$885 psf
vs Market
+55.5%
vs Last Done
+54.2%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$687
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$569
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▲S$574 +0.9% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▲S$574 +0.9% vs FV | 99yr from 1982 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▼S$525 -7.7% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▼S$523 -8.1% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▲S$636 +11.8% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▲S$570 +0.2% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▼S$505 -11.2% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▼S$521 -8.4% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▲S$576 +1.2% vs FV | 99yr from 1978 |
Mar 2026 | Blk 179 ANG MO KIO AVE 5 Floor 01 TO 03 | 980sqft | S$550,000 | ▼S$561 -1.4% vs FV | 99yr from 1981 |
Mar 2026 | Blk 455C ANG MO KIO ST 44 Floor 04 TO 06 | 1,001sqft | S$930,000 | ▲S$929 +63.3% vs FV | 99yr from 2018 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+0.9% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+0.9% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
-7.7% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
-8.1% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+11.8% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+0.2% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-11.2% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
-8.4% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+1.2% vs FV
Blk 179 ANG MO KIO AVE 5
Mar 2026 · Floor 01 TO 03
-1.4% vs FV
Blk 455C ANG MO KIO ST 44
Mar 2026 · Floor 04 TO 06
+63.3% vs FV
HELIOS AI Analysis
The HDB 4-room property located in Ang Mo Kio, with a remaining lease of 58 years, is currently valued at approximately $514,385, translating to a price per square foot (PSF) of $569. This valuation positions the property significantly above the market baseline, showcasing a notable 55.5% premium compared to similar properties in the region. Such a disparity signals strong demand dynamics, likely fueled by Ang Mo Kio's desirable location and robust community amenities, which continue to attract both owner-occupiers and investors alike.
Our analysis, grounded in a comprehensive review of 500 recent HDB resale transactions in the vicinity, reflects a high model confidence in this valuation. The elevated price point not only highlights the intrinsic value of the property but also underscores the broader market trends where properties with extended leases are increasingly sought after. As the real estate landscape evolves, the remaining lease period of this HDB unit becomes a crucial component of its valuation, influencing buyer sentiment and investment potential in a competitive market environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.