22 Sin Ming Road 570022, Upper Thomson, Central Region, Singapore
$385,000
Discover this well-maintained 3-room HDB flat at 22 Sin Ming Road, offering 732 sqft of comfortable living space on a high floor. Positioned next to a corner unit, this home enjoys extra privacy, minimal foot traffic, and a peaceful living environment—a rare find for HDB units. The unit is kept in excellent condition, making it ideal for buyers who want a home they can move into with minimal renovation. Nature lovers will appreciate being just a short 5-minute walk to Bishan–Ang Mo Kio Park, one of Singapore’s largest and most beautiful parks—perfect for morning walks, jogging, cycling, and weekend family time. Key Highlights • Close Proximity to Marymount MRT (CCL) & Upper Thomson MRT (TEL) • 3-Room HDB Flat • 732 sqft functional layout • High floor with good airflow and natural light • Next to corner unit – enhanced privacy • Well maintained condition • 5-minute walk to park connector and greenery Schools Nearby Families will appreciate the proximity to many reputable schools, including: • Ai Tong School • Catholic High School • CHIJ St. Nicholas Girls' School • Kuo Chuan Presbyterian Primary School • Kuo Chuan Presbyterian Secondary School • Guangyang Secondary School • Bishan Park Secondary School Amenities & Connectivity Conveniently located with easy access to shops, eateries, and daily essentials around Sin Ming, Bishan, and Ang Mo Kio, with quick connections to major roads and MRT stations nearby. *3 Months Extension Needed Contact Jayden Peh @ 8448 XXXX for an exclusive viewing today!
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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…
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Automated Valuation based on 24 HDB resale transactions (data.gov.sg)
Fair Value
S$268,290
S$367 psf
Asking Price
S$385,000
S$526 psf
vs Market
+43.5%
vs Last Done
-3.8%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
24 comps
Nearest MRT
Marymount
910m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
24 comparable transactions
S$547
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$367
Recent Comparable Transactions
10 shown · 24 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 215 ANG MO KIO AVE 1 Floor 07 TO 09 | 786sqft | S$430,000 | ▲S$547 +49.0% vs FV | 99yr from 1976 |
Jun 2026 | Blk 215 ANG MO KIO AVE 1 Floor 07 TO 09 | 786sqft | S$430,000 | ▲S$547 +49.0% vs FV | 99yr from 1976 |
May 2026 | Blk 216 ANG MO KIO AVE 1 Floor 01 TO 03 | 786sqft | S$405,000 | ▲S$515 +40.3% vs FV | 99yr from 1976 |
May 2026 | Blk 208 ANG MO KIO AVE 1 Floor 07 TO 09 | 786sqft | S$415,000 | ▲S$528 +43.9% vs FV | 99yr from 1976 |
May 2026 | Blk 218 ANG MO KIO AVE 1 Floor 10 TO 12 | 721sqft | S$370,000 | ▲S$513 +39.8% vs FV | 99yr from 1976 |
May 2026 | Blk 208 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$420,888 | ▲S$536 +46.0% vs FV | 99yr from 1976 |
May 2026 | Blk 213 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$383,000 | ▲S$531 +44.7% vs FV | 99yr from 1976 |
Apr 2026 | Blk 214 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$382,000 | ▲S$530 +44.4% vs FV | 99yr from 1976 |
Apr 2026 | Blk 213 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$375,000 | ▲S$520 +41.7% vs FV | 99yr from 1976 |
Apr 2026 | Blk 214 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$428,000 | ▲S$593 +61.6% vs FV | 99yr from 1976 |
Jan 2026 | Blk 215 ANG MO KIO AVE 1 Floor 10 TO 12 | 786sqft | S$435,000 | ▲S$554 +51.0% vs FV | 99yr from 1976 |
Blk 215 ANG MO KIO AVE 1
Jun 2026 · Floor 07 TO 09
+49.0% vs FV
Blk 215 ANG MO KIO AVE 1
Jun 2026 · Floor 07 TO 09
+49.0% vs FV
Blk 216 ANG MO KIO AVE 1
May 2026 · Floor 01 TO 03
+40.3% vs FV
Blk 208 ANG MO KIO AVE 1
May 2026 · Floor 07 TO 09
+43.9% vs FV
Blk 218 ANG MO KIO AVE 1
May 2026 · Floor 10 TO 12
+39.8% vs FV
Blk 208 ANG MO KIO AVE 1
May 2026 · Floor 10 TO 12
+46.0% vs FV
Blk 213 ANG MO KIO AVE 3
May 2026 · Floor 04 TO 06
+44.7% vs FV
Blk 214 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
+44.4% vs FV
Blk 213 ANG MO KIO AVE 3
Apr 2026 · Floor 04 TO 06
+41.7% vs FV
Blk 214 ANG MO KIO AVE 3
Apr 2026 · Floor 10 TO 12
+61.6% vs FV
Blk 215 ANG MO KIO AVE 1
Jan 2026 · Floor 10 TO 12
+51.0% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $268,290.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.