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 Please call Alan Tsui from 99.co @ +659100XXXX 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
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$64,443
S$460 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$687
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$460
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 +24.8% vs FV | 99yr from 1982 |
Mar 2026 | Blk 337 ANG MO KIO AVE 1 Floor 07 TO 09 | 990sqft | S$568,000 | ▲S$574 +24.8% vs FV | 99yr from 1982 |
Mar 2026 | Blk 472 ANG MO KIO AVE 10 Floor 04 TO 06 | 990sqft | S$520,000 | ▲S$525 +14.1% vs FV | 99yr from 1979 |
Mar 2026 | Blk 543 ANG MO KIO AVE 10 Floor 01 TO 03 | 990sqft | S$518,000 | ▲S$523 +13.7% vs FV | 99yr from 1981 |
Mar 2026 | Blk 326 ANG MO KIO AVE 3 Floor 07 TO 09 | 990sqft | S$630,000 | ▲S$636 +38.3% vs FV | 99yr from 1977 |
Mar 2026 | Blk 177 ANG MO KIO AVE 4 Floor 07 TO 09 | 980sqft | S$558,000 | ▲S$570 +23.9% vs FV | 99yr from 1981 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$495,000 | ▲S$505 +9.8% vs FV | 99yr from 1980 |
Mar 2026 | Blk 612 ANG MO KIO AVE 4 Floor 01 TO 03 | 980sqft | S$510,000 | ▲S$521 +13.3% vs FV | 99yr from 1980 |
Mar 2026 | Blk 108 ANG MO KIO AVE 4 Floor 04 TO 06 | 893sqft | S$515,000 | ▲S$576 +25.2% vs FV | 99yr from 1978 |
Mar 2026 | Blk 179 ANG MO KIO AVE 5 Floor 01 TO 03 | 980sqft | S$550,000 | ▲S$561 +22.0% vs FV | 99yr from 1981 |
Mar 2026 | Blk 455C ANG MO KIO ST 44 Floor 04 TO 06 | 1,001sqft | S$930,000 | ▲S$929 +102.0% vs FV | 99yr from 2018 |
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+24.8% vs FV
Blk 337 ANG MO KIO AVE 1
Mar 2026 · Floor 07 TO 09
+24.8% vs FV
Blk 472 ANG MO KIO AVE 10
Mar 2026 · Floor 04 TO 06
+14.1% vs FV
Blk 543 ANG MO KIO AVE 10
Mar 2026 · Floor 01 TO 03
+13.7% vs FV
Blk 326 ANG MO KIO AVE 3
Mar 2026 · Floor 07 TO 09
+38.3% vs FV
Blk 177 ANG MO KIO AVE 4
Mar 2026 · Floor 07 TO 09
+23.9% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
+9.8% vs FV
Blk 612 ANG MO KIO AVE 4
Mar 2026 · Floor 01 TO 03
+13.3% vs FV
Blk 108 ANG MO KIO AVE 4
Mar 2026 · Floor 04 TO 06
+25.2% vs FV
Blk 179 ANG MO KIO AVE 5
Mar 2026 · Floor 01 TO 03
+22.0% vs FV
Blk 455C ANG MO KIO ST 44
Mar 2026 · Floor 04 TO 06
+102.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room property in Ang Mo Kio, with a remaining lease of 46 years, stands at an estimated value of $64,443, equating to a price per square foot (PSF) of $460. This figure reflects a keen alignment with the current market price, indicating a 0% difference from the baseline. Such stability in pricing suggests a well-balanced supply and demand dynamic in the Ang Mo Kio area, a region known for its robust infrastructure and community amenities.
Our analysis, grounded in 500 recent HDB resale transactions within the vicinity, confirms a high model confidence level. This strong data foundation reinforces the reliability of the valuation, positioning this property as a competitive opportunity in the market. With the remaining lease being a critical factor in HDB valuations, the 46-year tenure allows prospective buyers to consider both immediate living needs and long-term investment potential, even as lease decay becomes more pronounced in the latter years. As such, this property exemplifies the delicate interplay between lease duration and market dynamics, making it a noteworthy consideration for both homeowners and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.