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 Please call JOHN ALEXIS @ 6***** to arrange for a viewing.
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…
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Automated Valuation based on 42 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$346,172
S$503 psf
Asking Price
S$580,000
S$843 psf
vs Market
+67.5%
vs Last Done
+38.2%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
42 comps
Nearest MRT
Marymount
1645m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
42 comparable transactions
S$607
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$503
Recent Comparable Transactions
10 shown · 42 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 +21.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 10 TO 12 | 721sqft | S$440,000 | ▲S$610 +21.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 04 TO 06 | 721sqft | S$440,000 | ▲S$610 +21.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$423,000 | ▲S$587 +16.7% vs FV | 99yr from 1985 |
Mar 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 646sqft | S$432,000 | ▲S$669 +33.0% vs FV | 99yr from 1986 |
Feb 2026 | Blk 174 ANG MO KIO AVE 4 Floor 04 TO 06 | 743sqft | S$470,000 | ▲S$633 +25.8% vs FV | 99yr from 1986 |
Jan 2026 | Blk 474 ANG MO KIO AVE 10 Floor 10 TO 12 | 883sqft | S$485,000 | ▲S$549 +9.1% vs FV | 99yr from 1984 |
Jan 2026 | Blk 466 ANG MO KIO AVE 10 Floor 07 TO 09 | 721sqft | S$430,000 | ▲S$596 +18.5% vs FV | 99yr from 1984 |
Jan 2026 | Blk 174 ANG MO KIO AVE 4 Floor 07 TO 09 | 743sqft | S$490,888 | ▲S$661 +31.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 633 ANG MO KIO AVE 6 Floor 04 TO 06 | 721sqft | S$450,000 | ▲S$624 +24.1% vs FV | 99yr from 1985 |
Dec 2025 | Blk 631 ANG MO KIO AVE 4 Floor 07 TO 09 | 721sqft | S$428,000 | ▲S$593 +17.9% vs FV | 99yr from 1985 |
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+21.3% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 10 TO 12
+21.3% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+21.3% vs FV
Blk 631 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+16.7% vs FV
Blk 174 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+33.0% vs FV
Blk 174 ANG MO KIO AVE 4
Feb 2026 · Floor 04 TO 06
+25.8% vs FV
Blk 474 ANG MO KIO AVE 10
Jan 2026 · Floor 10 TO 12
+9.1% vs FV
Blk 466 ANG MO KIO AVE 10
Jan 2026 · Floor 07 TO 09
+18.5% vs FV
Blk 174 ANG MO KIO AVE 4
Jan 2026 · Floor 07 TO 09
+31.4% vs FV
Blk 633 ANG MO KIO AVE 6
Jan 2026 · Floor 04 TO 06
+24.1% vs FV
Blk 631 ANG MO KIO AVE 4
Dec 2025 · Floor 07 TO 09
+17.9% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit in Ang Mo Kio, with a remaining lease of 58 years, is estimated at $346,172, translating to a price per square foot (PSF) of $503. This valuation is indicative of a market signal that positions the property above the baseline, reflecting a notable 67.5% difference from the typical market rates in the area. Such a premium suggests a robust demand for HDB properties in Ang Mo Kio, a well-established and desirable residential district in Singapore.
The model confidence in this valuation is categorized as high, grounded in data from 42 recent HDB resale transactions within the vicinity. This analytical approach underscores the strength of the local real estate market dynamics, where factors such as location desirability, proximity to amenities, and community infrastructure contribute significantly to property values. The remaining lease period of 58 years, while substantial, is balanced by the competitive pricing and the overall investment sentiment in the region, positioning this HDB unit as a potentially lucrative opportunity for both homebuyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.