25 Sin Ming Road 570025, Upper Thomson, Central Region, Singapore
$495,000
For Sale: High Floor 4-Bedroom HDB at 25 Sin Ming Road | Unblocked View Rare high-floor unit with unblocked view overlooking a landed enclave. Bright and airy with no west sun, this spacious home offers approx. 947 sqft of comfortable living space in a mature and highly convenient estate. Well maintained with upgraded toilets and an extra room for added flexibility, ideal for families, couples, or buyers who value practical space. Conveniently located within a short walk to Upper Thomson MRT, with easy access to shops, eateries, schools, and daily amenities. Property Highlights Approx. 947 sqft 3 bedrooms + 1, 2 bathrooms Upgraded toilets with an extra room for added flexibility High floor Unblocked view Overlooking landed enclave No west sun Short walk to Upper Thomson MRT Mature and convenient location Near shops, eateries, schools, and daily amenities Disclaimer:** Some images shown in this listing are for illustrative purposes only and may have been digitally enhanced, staged, or generated via artificial intelligence. These images do *not* necessarily represent the current condition, layout or furnishings of the actual property at the listed address. Prospective buyers/tenants should verify details and rely on an in-person inspection or original photos before making any decision. A great opportunity to own a spacious home in a well-connected neighbourhood. Contact Bernard Lau for viewing arrangements.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
1
Average Price
S2.4M
Total Value
S2.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 40 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$373,444
S$394 psf
Asking Price
S$495,000
S$523 psf
vs Market
+32.6%
vs Last Done
-16.1%
Tenure
47 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
40 comps
Nearest MRT
Marymount
723m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$576
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.671
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$394
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 218 ANG MO KIO AVE 1 Floor 10 TO 12 | 883sqft | S$550,000 | ▲S$623 +58.1% vs FV | 99yr from 1976 |
Apr 2026 | Blk 218 ANG MO KIO AVE 1 Floor 10 TO 12 | 883sqft | S$550,000 | ▲S$623 +58.1% vs FV | 99yr from 1976 |
Apr 2026 | Blk 327 ANG MO KIO AVE 3 Floor 01 TO 03 | 1,055sqft | S$580,000 | ▲S$550 +39.6% vs FV | 99yr from 1977 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▲S$636 +61.4% vs FV | 99yr from 1977 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 04 TO 06 | 990sqft | S$595,000 | ▲S$601 +52.5% vs FV | 99yr from 1977 |
Feb 2026 | Blk 209 ANG MO KIO AVE 3 Floor 01 TO 03 | 980sqft | S$512,000 | ▲S$523 +32.7% vs FV | 99yr from 1977 |
Jan 2026 | Blk 215 ANG MO KIO AVE 1 Floor 04 TO 06 | 947sqft | S$530,000 | ▲S$560 +42.1% vs FV | 99yr from 1976 |
Jan 2026 | Blk 231 ANG MO KIO AVE 3 Floor 04 TO 06 | 990sqft | S$560,000 | ▲S$565 +43.4% vs FV | 99yr from 1977 |
Jan 2026 | Blk 327 ANG MO KIO AVE 3 Floor 13 TO 15 | 1,055sqft | S$650,000 | ▲S$616 +56.3% vs FV | 99yr from 1977 |
Jan 2026 | Blk 327 ANG MO KIO AVE 3 Floor 04 TO 06 | 1,055sqft | S$620,000 | ▲S$588 +49.2% vs FV | 99yr from 1977 |
Nov 2025 | Blk 207 ANG MO KIO AVE 1 Floor 01 TO 03 | 1,044sqft | S$545,000 | ▲S$522 +32.5% vs FV | 99yr from 1976 |
Blk 218 ANG MO KIO AVE 1
Apr 2026 · Floor 10 TO 12
+58.1% vs FV
Blk 218 ANG MO KIO AVE 1
Apr 2026 · Floor 10 TO 12
+58.1% vs FV
Blk 327 ANG MO KIO AVE 3
Apr 2026 · Floor 01 TO 03
+39.6% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+61.4% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 04 TO 06
+52.5% vs FV
Blk 209 ANG MO KIO AVE 3
Feb 2026 · Floor 01 TO 03
+32.7% vs FV
Blk 215 ANG MO KIO AVE 1
Jan 2026 · Floor 04 TO 06
+42.1% vs FV
Blk 231 ANG MO KIO AVE 3
Jan 2026 · Floor 04 TO 06
+43.4% vs FV
Blk 327 ANG MO KIO AVE 3
Jan 2026 · Floor 13 TO 15
+56.3% vs FV
Blk 327 ANG MO KIO AVE 3
Jan 2026 · Floor 04 TO 06
+49.2% vs FV
Blk 207 ANG MO KIO AVE 1
Nov 2025 · Floor 01 TO 03
+32.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room property located in Ang Mo Kio stands at an estimated value of $373,444, translating to a competitive rate of $394 PSF. With a remaining lease of 47 years, this property presents an intriguing opportunity within a dynamic residential market. The valuation is notably positioned 32.6% above the baseline market value, indicating strong demand and potential appreciation in this highly sought-after precinct.
The model confidence for this valuation is rated as high, supported by a robust analysis of 40 recent HDB resale transactions in the vicinity. This data-driven approach underscores the resilience of Ang Mo Kio’s real estate landscape, characterized by its strategic location and strong community amenities. As the market continues to evolve, properties like this HDB unit are likely to attract discerning buyers seeking long-term value amidst shifting demographics and urban development trends.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.