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$281,800
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 located in Ang Mo Kio, with a remaining lease of 46 years, stands at an estimated value of $281,800, translating to approximately $385 per square foot (PSF). This valuation is positioned significantly above the market baseline, indicating a remarkable 36.6% premium relative to comparable transactions in the area. Such a substantial deviation from the baseline suggests a strong demand for properties in this coveted district, driven by its strategic location and robust community amenities.
Our analysis is underpinned by a comprehensive review of 467 recent HDB resale transactions within the vicinity, which reinforces the high model confidence associated with this valuation. The Ang Mo Kio precinct remains a highly sought-after locale, characterized by its accessibility and vibrant neighborhood dynamics. As the remaining lease of 46 years may raise concerns regarding long-term value retention, the current market signals indicate that buyers are willing to overlook this aspect, likely due to the area's enduring popularity and developmental potential. This trend underscores the resilience of the HDB market in Singapore, particularly in prime zones such as Ang Mo Kio, where property values continue to reflect a strong upward trajectory amidst evolving urban landscapes.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.