Blk 449 Sin Ming Avenue

HDB · Bishan · Singapore 570449

Completed: 1988
Lease from: 1990 (99 years)
Storeys: 12
Resales since 1990: 95

Lease and eligibility context

About 63 years remain on the 99-year lease, based on its 1990 commencement year. This year-level figure is approximate.

A standard flat completed around 1988 would usually reach its 5-year MOP around 1993. The actual MOP starts from each owner’s key collection date, and special schemes can differ. Check HDB’s rule ↗

Indicative only. Check your dates and eligibility with HDB, CPF and your conveyancing adviser.

80 flats: 6 × Executive, 58 × 4-room, 16 × 5-room.

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Estimated value

Indicative building-level values from official sales. They are a starting point, not a valuation. A unit’s floor, size, condition and facing can change its price.

4-room

S$784,093.75

Typical range S$707,304.20–S$816,580.82

See the 19 comparable sales

Sale	Home	Original	Adjusted
Jul 202610 to 12	449 SIN MING AVENUEsame building · 103 sqm	S$750,000storey -5.5%	S$709,053.58
May 20251 to 3	449 SIN MING AVENUEsame building · 110 sqm	S$770,000market -0.2% · storey +2.8%	S$790,359.74
Sep 202610 to 12	455 SIN MING AVENUEsame street · 114 sqm	S$870,000storey -5.5%	S$822,502.16
Sep 202610 to 12	406 SIN MING AVENUEsame street · 84 sqm	S$740,000storey -5.5%	S$699,599.54
Aug 20264 to 6	455 SIN MING AVENUEsame street · 103 sqm	S$815,888no adjustment	S$815,888
Jul 202613 to 15	406 SIN MING AVENUEsame street · 84 sqm	S$720,000storey -8.1%	S$661,849.41
May 20267 to 9	445 SIN MING AVENUEsame street · 105 sqm	S$858,000market -0.1% · storey -2.8%	S$833,015.84
May 20264 to 6	407 SIN MING AVENUEsame street · 84 sqm	S$708,000market -0.1%	S$706,952.66
Mar 20261 to 3	441 SIN MING AVENUEsame street · 107 sqm	S$783,888market -0.4% · storey +2.8%	S$802,637.04
Jan 20267 to 9	451 SIN MING AVENUEsame street · 107 sqm	S$810,000market -0.4% · storey -2.8%	S$784,093.75
Aug 20251 to 3	403 SIN MING AVENUEsame street · 89 sqm	S$685,000market -0.6% · storey +2.8%	S$700,350.87
Jun 20254 to 6	441 SIN MING AVENUEsame street · 103 sqm	S$818,888market -0.2%	S$817,273.63
Apr 202510 to 12	407 SIN MING AVENUEsame street · 84 sqm	S$750,000market -0.2% · storey -5.5%	S$707,655.75
Mar 20251 to 3	451 SIN MING AVENUEsame street · 105 sqm	S$810,000market +0.7% · storey +2.8%	S$839,276.56
Mar 20254 to 6	454 SIN MING AVENUEsame street · 103 sqm	S$798,000market +0.7%	S$803,955.22
Feb 20257 to 9	445 SIN MING AVENUEsame street · 105 sqm	S$855,000market +0.7% · storey -2.8%	S$837,536.96
Feb 202510 to 12	406 SIN MING AVENUEsame street · 91 sqm	S$788,000market +0.7% · storey -5.5%	S$750,538.51
Feb 20254 to 6	403 SIN MING AVENUEsame street · 84 sqm	S$685,000market +0.7%	S$690,111.94
Dec 20241 to 3	443 SIN MING AVENUEsame street · 105 sqm	S$710,000market +2.3% · storey +2.8%	S$747,185.93

Median of the adjusted sales; range is their middle 50%. Older HDB sales are adjusted with the official HDB Resale Price Index. Storey adjustments use observed premiums for the town and flat type. Method building-v1, sales through 2026-11-01.

5-room

S$965,694.69

Typical range S$890,386.89–S$975,303.97

See the 20 comparable sales

Sale	Home	Original	Adjusted
Oct 20261 to 3	449 SIN MING AVENUEsame building · 123 sqm	S$850,000storey +14.5%	S$973,189.36
Nov 202613 to 15	453 SIN MING AVENUEsame street · 120 sqm	S$1,080,000storey -7.8%	S$995,764.64
Sep 20264 to 6	442 SIN MING AVENUEsame street · 120 sqm	S$868,888storey +8.5%	S$942,390.40
Jul 20267 to 9	405 SIN MING AVENUEsame street · 120 sqm	S$780,000storey +2.7%	S$801,401.75
Jun 20267 to 9	442 SIN MING AVENUEsame street · 120 sqm	S$1,000,000market -0.1% · storey +2.7%	S$1,025,918.26
Jun 202613 to 15	453 SIN MING AVENUEsame street · 120 sqm	S$988,000market -0.1% · storey -7.8%	S$909,592.70
May 20261 to 3	402 SIN MING AVENUEsame street · 120 sqm	S$850,000market -0.1% · storey +14.5%	S$971,749.73
Apr 20261 to 3	402 SIN MING AVENUEsame street · 120 sqm	S$860,000market -0.1% · storey +14.5%	S$983,182.08
Apr 202610 to 12	405 SIN MING AVENUEsame street · 120 sqm	S$850,000market -0.1% · storey -2.7%	S$826,076.60
Mar 202613 to 15	405 SIN MING AVENUEsame street · 120 sqm	S$970,000market -0.4% · storey -7.8%	S$890,386.89
Mar 20267 to 9	445 SIN MING AVENUEsame street · 122 sqm	S$950,000market -0.4% · storey +2.7%	S$971,747.36
Feb 202610 to 12	453 SIN MING AVENUEsame street · 125 sqm	S$1,000,000market -0.4% · storey -2.7%	S$968,987.99
Jan 202619 to 21	408 SIN MING AVENUEsame street · 120 sqm	S$992,000market -0.4% · storey -17.3%	S$817,139.03
Jan 202613 to 15	442 SIN MING AVENUEsame street · 125 sqm	S$970,000market -0.4% · storey -7.8%	S$890,386.89
Jan 20264 to 6	402 SIN MING AVENUEsame street · 120 sqm	S$900,000market -0.4% · storey +8.5%	S$971,815.10
Dec 202510 to 12	455 SIN MING AVENUEsame street · 122 sqm	S$970,000market -0.5% · storey -2.7%	S$938,995.05
Nov 20254 to 6	444 SIN MING AVENUEsame street · 125 sqm	S$910,000market -0.5% · storey +8.5%	S$981,647.81
Oct 20254 to 6	408 SIN MING AVENUEsame street · 120 sqm	S$950,000market -0.5% · storey +8.5%	S$1,024,797.16
Sep 202513 to 15	444 SIN MING AVENUEsame street · 125 sqm	S$1,050,000market -0.6% · storey -7.8%	S$962,401.39
Sep 202516 to 18	402 SIN MING AVENUEsame street · 120 sqm	S$1,008,888market -0.6% · storey -12.7%	S$875,988.75

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
4-room	1 sold	S$750,000	676	S$750,000 in Jul 2026
5-room	1 sold	S$850,000	642	S$850,000 in Oct 2026
Executive	None	–	–	S$1,280,000 in Sep 2024

Price history

Quarterly median sale price. Hover or focus a point for its value.

4-room

Getting around

Upper Thomson MRT StationExit 26 min walk470 m
Bright Hill MRT StationExit 310 min walk780 m
Marymount MRT StationExit A22 min walk1.8 km

Walking routes from OneMap to the nearest exit.

Schools nearby

Approximate straight-line distances from the building. For primary school registration, check the exact distance on OneMap’s school query ↗.

Food & shopping nearby

Hawker centres

Shunfu Road Blk 320 (Shunfu Mart)31 cooked-food stalls960 m
Ang Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre)10 cooked-food stalls1.3 km
Ang Mo Kio Street 22 Blk 226H (Kebun Baru Food Centre)29 cooked-food stalls1.4 km

Shopping malls

Kebun Baru Mall226G ANG MO KIO AVENUE 1 KEBUN BARU MALL SINGAPORE 5672261.4 km
Bishan North Shopping Mall282 BISHAN STREET 22 BISHAN NORTH SHOPPING MALL SINGAPORE 5702821.6 km
Djit Sun Mall5 ANG MO KIO CENTRAL 2 DJIT SUN MALL SINGAPORE 5696632.5 km

Nearest places within 3 km. Approximate straight-line distance from the building. Sources: NEA via data.gov.sg and OneMap.

Location

Latest 30 of 95 sales

Month	Flat type	Storey	Size	Price	S$ psf
Oct 2026	5-roomImproved	1 to 3	123 sqm (1,324 sqft)	S$850,000	642
Jul 2026	4-roomModel A	10 to 12	103 sqm (1,109 sqft)	S$750,000	676
May 2025	4-roomModel A	1 to 3	110 sqm (1,184 sqft)	S$770,000	650
Sep 2024	ExecutiveMaisonette	10 to 12	189 sqm (2,034 sqft)	S$1,280,000	629
Jul 2024	4-roomModel A	10 to 12	105 sqm (1,130 sqft)	S$820,000	726
May 2024	4-roomModel A	7 to 9	105 sqm (1,130 sqft)	S$840,000	743
Jan 2024	4-roomModel A	10 to 12	105 sqm (1,130 sqft)	S$845,000	748
Apr 2022	4-roomModel A	10 to 12	103 sqm (1,109 sqft)	S$650,000	586
Mar 2022	4-roomModel A	7 to 9	105 sqm (1,130 sqft)	S$700,000	619
Nov 2021	ExecutiveMaisonette	10 to 12	199 sqm (2,142 sqft)	S$980,000	458
Sep 2021	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$618,000	547
Mar 2021	5-roomImproved	1 to 3	123 sqm (1,324 sqft)	S$609,688	461
Mar 2021	4-roomModel A	10 to 12	103 sqm (1,109 sqft)	S$600,000	541
Feb 2021	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$536,000	474
Dec 2020	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$540,000	478
Sep 2020	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$532,000	471
Aug 2020	ExecutiveMaisonette	10 to 12	186 sqm (2,002 sqft)	S$958,000	479
Feb 2019	5-roomImproved	10 to 12	123 sqm (1,324 sqft)	S$750,000	566
Oct 2018	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$548,000	485
Jun 2018	4-roomModel A	1 to 3	106 sqm (1,141 sqft)	S$535,000	469
Dec 2017	4-roomModel A	1 to 3	106 sqm (1,141 sqft)	S$512,000	449
Sep 2017	4-roomModel A	7 to 9	114 sqm (1,227 sqft)	S$600,000	489
Aug 2017	4-roomModel A	10 to 12	105 sqm (1,130 sqft)	S$510,000	451
Jul 2016	5-roomImproved	1 to 3	123 sqm (1,324 sqft)	S$600,000	453
Nov 2015	4-roomModel A	10 to 12	107 sqm (1,152 sqft)	S$468,000	406
Oct 2015	4-roomModel A	7 to 9	106 sqm (1,141 sqft)	S$493,000	432
Apr 2014	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$480,000	425
Nov 2013	4-roomModel A	4 to 6	103 sqm (1,109 sqft)	S$495,000	446
Oct 2013	5-roomImproved	7 to 9	123 sqm (1,324 sqft)	S$630,888	477
Aug 2013	4-roomNew Generation	10 to 12	94 sqm (1,012 sqft)	S$463,000	458

HDB publishes a storey range, not the unit number. Sizes include any recess area bought and space added by upgrading. Source: HDB resale flat prices, data.gov.sg.