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…


License: L3002382K
Automated Valuation based on 467 HDB resale transactions (data.gov.sg) · 33 outliers removed (IQR)
Fair Value
S$281,762
S$385 psf
Asking Price
S$385,000
S$526 psf
vs Market
+36.6%
vs Last Done
-5.1%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
467 comps
Nearest MRT
Marymount
910m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
467 comparable transactions
S$574
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 DoneMar 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 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 330 ANG MO KIO AVE 1 Floor 04 TO 06 | 732sqft | S$405,000 | ▲S$553 +43.6% vs FV | 99yr from 1981 |
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 |
Mar 2026 | Blk 558 ANG MO KIO AVE 10 Floor 01 TO 03 | 721sqft | S$373,000 | ▲S$517 +34.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 405 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$385,000 | ▲S$534 +38.7% vs FV | 99yr from 1979 |
Mar 2026 | Blk 445 ANG MO KIO AVE 10 Floor 04 TO 06 | 883sqft | S$440,000 | ▲S$498 +29.4% vs FV | 99yr from 1979 |
Mar 2026 | Blk 127 ANG MO KIO AVE 3 Floor 10 TO 12 | 721sqft | S$480,000 | ▲S$666 +73.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 302 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$475,000 | ▲S$605 +57.1% vs FV | 99yr from 1978 |
Mar 2026 | Blk 211 ANG MO KIO AVE 3 Floor 04 TO 06 | 721sqft | S$368,000 | ▲S$510 +32.5% vs FV | 99yr from 1977 |
Mar 2026 | Blk 322 ANG MO KIO AVE 3 Floor 07 TO 09 | 786sqft | S$490,000 | ▲S$624 +62.1% vs FV | 99yr from 1977 |
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+43.9% vs FV
Blk 319 ANG MO KIO AVE 1
Mar 2026 · Floor 10 TO 12
+43.9% vs FV
Blk 330 ANG MO KIO AVE 1
Mar 2026 · Floor 04 TO 06
+43.6% vs FV
Blk 404 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+42.3% vs FV
Blk 558 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
+34.3% vs FV
Blk 405 ANG MO KIO AVE 10
Mar 2026 · Floor 07 TO 09
+38.7% vs FV
Blk 445 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+29.4% vs FV
Blk 127 ANG MO KIO AVE 3
Mar 2026 · Floor 10 TO 12
+73.0% vs FV
Blk 302 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+57.1% vs FV
Blk 211 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+32.5% vs FV
Blk 322 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+62.1% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Ang Mo Kio, with a remaining lease of 46 years, stands at an estimated value of $281,762, equating to a price per square foot (PSF) of $385. This valuation positions the property significantly above the market baseline, reflecting a remarkable 36.6% premium. Such a deviation from the baseline indicates strong demand and a favorable market sentiment in the locality, which is corroborated by the recent analysis of 467 HDB resale transactions in the vicinity.
Ang Mo Kio has long been recognized as a sought-after residential area, benefitting from a well-developed infrastructure, proximity to amenities, and robust transport links. The remaining lease of 46 years, while a consideration for some buyers, does not appear to be a deterrent in this market context, as evidenced by the high model confidence in this valuation. This suggests a resilient demand for HDB properties in the region, driven by the area's desirability and the potential for capital appreciation amidst evolving market dynamics.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.