23 Sin Ming Road 570023, Upper Thomson, Central Region, Singapore
$850
Walk to Upper Thomson MRT Look for 1 or 2 Ladies 1 Lady $850 2 Ladies $1100 Air-Cond Wifi Cooking only Instant Noodle The listing is for a Common Room available for rent in 23 Sin Ming Road, a stunning HDB Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Rent in Bishan. Located in Bishan HDB Estate, this development is part of District 20. Completed in 1973, Sin Ming Ville is a 99 year leasehold HDB Development with a total of 153 units. It has a total of 12 floors and is one of 5 HDB Blocks on Sin Ming Road. If you are looking for a property in the Bishan, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Upper Thomson (227 m) - 4 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 23 (63 m) - 1 mins walk • Blk 25 (130 m) - 2 mins walk • Sin Ming Plaza (144 m) - 2 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Shen Yang Chinese Herbalist Centre (93 m) - 2 mins walk • Uni-Comm (100 m) - 2 mins walk • First Mart (244 m) - 4 mins walk • 3 more walking distance grocery stores within 500 m ⭑ Nearby Schools • The Ballet Academy @ Sin Ming (73 m) - 1 min walk • Pranic Healing @ Positive Vibes (100 m) - 2 mins walk • Kids Taekwondo (161 m) - 3 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Thomson Park (161 m) - 3 mins walk • Thomson Park Estate Interim Park (312 m) - 5 mins walk • Green Forest Landscape (498 m) - 7 mins walk • 7 more parks within 1 km
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
4
Average Price
S5.1M
Total Value
S20.3M
Calculating fair value from URA transaction data…


License: L3002382K
Estimated sale value based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$64,738
S$462 psf
Asking Price
S$850
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-98.8%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
500 comps
Nearest MRT
Marymount
700m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$690
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$462
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 +24.2% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▲S$574 +24.2% vs FV | 99yr from 1982 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▲S$525 +13.6% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▲S$523 +13.2% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▲S$636 +37.7% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▲S$570 +23.4% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▲S$505 +9.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▲S$521 +12.8% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▲S$576 +24.7% vs FV | 99yr from 1978 |
Mar 2026 | Blk 610 ANG MO KIO AVE 4 Floor 04 TO 06 | 1,001sqft | S$545,000 | ▲S$544 +17.7% vs FV | 99yr from 1980 |
Mar 2026 | Blk 179 ANG MO KIO AVE 5 Floor 01 TO 03 | 980sqft | S$550,000 | ▲S$561 +21.4% vs FV | 99yr from 1981 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+24.2% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+24.2% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+13.6% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
+13.2% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+37.7% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+23.4% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
+9.3% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
+12.8% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+24.7% vs FV
Blk 610 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+17.7% vs FV
Blk 179 ANG MO KIO AVE 5
Mar 2026 · Floor 01 TO 03
+21.4% vs FV
HELIOS AI Analysis
The HDB 4-room unit located in Ang Mo Kio, with a remaining lease of 46 years, presents a noteworthy investment opportunity in a well-established residential enclave. Valued at an estimated $64,738, translating to $462 per square foot (PSF), this property reflects a stable market condition, with a market price showing no deviation from the baseline. The high model confidence rating indicates a robust valuation, supported by the analysis of 500 recent HDB resale transactions in the vicinity, which provides a comprehensive understanding of current market dynamics.
Ang Mo Kio, being a mature estate, benefits from a plethora of amenities, including reputable schools, shopping centres, and efficient public transportation options. The remaining lease of 46 years is significant in the context of HDB properties, as it often affects buyer sentiment and valuation perception. However, the current market equilibrium suggests that potential buyers are recognizing the intrinsic value of living in this locale, thus sustaining the demand. As we analyze the ongoing trends, it is imperative to monitor how lease duration and market conditions will influence future valuations in this segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.