406 Sin Ming Avenue 570406, Upper Thomson, Central Region, Singapore
$580,000
This flat is a 3 Rooms HDB for sale in 406 Sin Ming Avenue, a stunning HDB Resale Flat in Singapore. Key feature ✓ Excellent condition ✓ Move-in condition ✓ Efficient layout ✓ Functional layout ✓ Good layout ✓ Squarish layout ✓ Regular layout for furniture placement ✓ Bright and airy ✓ Windy ✓ Natural air ventilation ✓ No afternoon sun ✓ No west sun ✓ City view ✓ Unblocked city view ✓ Enclosed kitchen ✓ Close to MRT ✓ Convenient location ✓ Great for own stay ✓ Excellent location ✓ High rental yield % If you are searching for a HDB in Singapore, look no further than this stunning HDB for Sale in Bishan. Located in District 20, Sin Ming Garden was completed in 1985 and is a 99 year leasehold HDB Development. This hdb for sale is one of a total of 163 units in the development which has a total of 13 floors and is one of 21 HDB blocks on Sin Ming Avenue. If you are looking for a property in the Bishan HDB Estate, this might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Bright Hill (165 m) - 3 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 407 (76 m) - 2 mins walk • Bishan Park Secondary School (96 m) - 2 mins walk • Opposite Ai Tong School (298 m) - 5 mins walk • 5 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Tan Chong Hup Mini Supermarket (70 m) - 1 mins walk • World Coffee Mart (486 m) - 7 mins walk • 8 grocery stores within 1 km ⭑ Nearby Schools • Sean LFC's Court (67 m) - 1 mins walk • Childland Pte Ltd (80 m) - 2 mins walk • Jac's Learning Centre (82 m) - 2 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Cleansing Biotope (297 m) - 5 mins walk • Allotment Garden Bishan-Ang Mo Kio Park (316 m) - 5 mins walk • Bishan-Ang Mo Kio Park - Pond Gardens (335 m) - 5 mins walk • 7 more parks within 1 km For viewing appointment / details, Please contact 9788 XXXX Or https://wa.me/659788XXXX Som (PropNex) Associate Group Director L3008022J | R018540C We provide Asset Progression, Legacy Planning, Sale, Purchase, Rent of Residential and Commercial Property in Singapore. Any Other Property Related Advise. Welcome to check out more details at the following link: https://r018540c.propnex.net/
The following locations are within radius of this property, with distance shown in kilometers.
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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: L3008022J
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Automated Valuation based on 45 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$353,816
S$514 psf
Asking Price
S$580,000
S$843 psf
vs Market
+63.9%
vs Last Done
+38.2%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
45 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
45 comparable transactions
S$610
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.843
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$514
Recent Comparable Transactions
10 shown · 45 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +18.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +18.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 04 TO 06 | 721sqft | S$440,000 | ▲S$610 +18.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$423,000 | ▲S$587 +14.2% vs FV | 99yr from 1985 |
Mar 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$432,000 | ▲S$669 +30.2% vs FV | 99yr from 1986 |
Feb 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 743sqft | S$470,000 | ▲S$633 +23.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 474 ANG MO KIO AVE 10 Floor 10 TO 12 | 883sqft | S$485,000 | ▲S$549 +6.8% vs FV | 99yr from 1984 |
Jan 2026 | Blk 466 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$430,000 | ▲S$596 +16.0% vs FV | 99yr from 1984 |
Jan 2026 | Blk 174 ANG MO KIO AVE 4 Floor 07 TO 09 | 743sqft | S$490,888 | ▲S$661 +28.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 633 ANG MO KIO AVE 6 Floor 04 TO 06 | 721sqft | S$450,000 | ▲S$624 +21.4% vs FV | 99yr from 1985 |
Dec 2025 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$428,000 | ▲S$593 +15.4% vs FV | 99yr from 1985 |
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+18.7% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+18.7% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+18.7% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+14.2% vs FV
Blk 174 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+30.2% vs FV
Blk 174 ANG MO KIO AVE 4
Feb 2026 · Floor 04 TO 06
+23.2% vs FV
Blk 474 ANG MO KIO AVE 10
Jan 2026 · Floor 10 TO 12
+6.8% vs FV
Blk 466 ANG MO KIO AVE 10
Jan 2026 · Floor 07 TO 09
+16.0% vs FV
Blk 174 ANG MO KIO AVE 4
Jan 2026 · Floor 07 TO 09
+28.6% vs FV
Blk 633 ANG MO KIO AVE 6
Jan 2026 · Floor 04 TO 06
+21.4% vs FV
Blk 631 ANG MO KIO AVE 4
Dec 2025 · Floor 07 TO 09
+15.4% vs FV
HELIOS AI Analysis
The subject property, a 3-room HDB flat located in the vibrant estate of Ang Mo Kio, presents a compelling valuation of $353,816, translating to a price per square foot (PSF) of $514. With a remaining lease of 59 years, this property is positioned strategically within a highly sought-after residential area, reflecting the strong demand for HDB flats in Singapore's mature estates. The estimated value indicates a substantial 63.9% premium above the baseline market price, signalling robust buyer sentiment and a competitive resale market.
The valuation is underpinned by a high model confidence, derived from an extensive analysis of 45 recent HDB resale transactions in the vicinity. This data substantiates the property’s above-market positioning, with factors such as proximity to essential amenities, public transport accessibility, and the overall vibrancy of Ang Mo Kio contributing significantly to its perceived value. As the demand for quality housing in established neighbourhoods continues to surge, this property exemplifies the dynamic interplay between lease tenure, market demand, and premium pricing in the Singapore HDB landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.