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 23 HDB resale transactions (data.gov.sg)
Fair Value
S$268,688
S$367 psf
Asking Price
S$385,000
S$526 psf
vs Market
+43.3%
vs Last Done
+2.1%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
23 comps
Nearest MRT
Marymount
910m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
23 comparable transactions
S$548
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 · 23 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 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 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 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 |
Dec 2025 | Blk 215 ANG MO KIO AVE 1 Floor 04 TO 06 | 786sqft | S$430,888 | ▲S$548 +49.3% vs FV | 99yr from 1976 |
Nov 2025 | Blk 218 ANG MO KIO AVE 1 Floor 10 TO 12 | 721sqft | S$404,000 | ▲S$560 +52.6% vs FV | 99yr from 1976 |
Blk 216 ANG MO KIO AVE 1
May 2026 · Floor 01 TO 03
+40.3% 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 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
Blk 215 ANG MO KIO AVE 1
Dec 2025 · Floor 04 TO 06
+49.3% vs FV
Blk 218 ANG MO KIO AVE 1
Nov 2025 · Floor 10 TO 12
+52.6% vs FV
HELIOS AI Analysis
The HDB 3-room property located in Ang Mo Kio, with a remaining lease of 46 years, has been assessed at an estimated value of $268,688, translating to $367 PSF. This valuation indicates a significant premium in the current market, as it is positioned 43.3% above the baseline. Such a notable deviation from the market norm suggests a robust demand for properties in this established district, which is characterized by its accessibility and vibrant community amenities.
With a high confidence level in the model's accuracy, derived from an analysis of 23 recent HDB resale transactions within the vicinity, the valuation reflects not only the intrinsic qualities of the property itself but also the prevailing market dynamics influencing the Ang Mo Kio area. The enduring appeal of HDB in this locale, coupled with its relatively long remaining lease, is likely to sustain interest from both owner-occupiers and investors alike. As the market continues to evolve, this property exemplifies the resilience and desirability of HDB living in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.