Blk 450 Sin Ming Avenue

HDB · Bishan · Singapore 570450

Completed: 1988
Lease from: 1989 (99 years)
Storeys: 25
Resales since 1990: 104

Lease and eligibility context

About 62 years remain on the 99-year lease, based on its 1989 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.

92 flats: 8 × Executive, 84 × 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.

5-room

S$967,721.98

Typical range S$904,791.25–S$975,303.97

See the 20 comparable sales

Sale	Home	Original	Adjusted
Jul 202519 to 21	450 SIN MING AVENUEsame building · 125 sqm	S$1,175,000market -0.6% · storey -17.3%	S$966,455.97
Nov 202613 to 15	453 SIN MING AVENUEsame street · 120 sqm	S$1,080,000storey -7.8%	S$995,764.64
Oct 20261 to 3	449 SIN MING AVENUEsame street · 123 sqm	S$850,000storey +14.5%	S$973,189.36
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

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.

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
5-room	None	–	–	S$1,175,000 in Jul 2025
Executive	None	–	–	S$1,215,000 in Sep 2022

Price history

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

5-room

Getting around

Upper Thomson MRT StationExit 27 min walk530 m
Bright Hill MRT StationExit 39 min walk720 m
Marymount MRT StationExit A23 min walk1.9 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 stalls1.0 km
Ang Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre)10 cooked-food stalls1.4 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 104 sales

Month	Flat type	Storey	Size	Price	S$ psf
Jul 2025	5-roomImproved	19 to 21	125 sqm (1,345 sqft)	S$1,175,000	873
Jul 2024	5-roomImproved	1 to 3	120 sqm (1,292 sqft)	S$938,000	726
May 2024	5-roomImproved	7 to 9	120 sqm (1,292 sqft)	S$915,000	708
Mar 2023	5-roomImproved	19 to 21	120 sqm (1,292 sqft)	S$900,000	697
Nov 2022	5-roomImproved	1 to 3	120 sqm (1,292 sqft)	S$760,000	588
Oct 2022	5-roomImproved	4 to 6	125 sqm (1,345 sqft)	S$828,000	615
Sep 2022	ExecutiveMaisonette	22 to 24	162 sqm (1,744 sqft)	S$1,215,000	697
Sep 2022	5-roomImproved	16 to 18	125 sqm (1,345 sqft)	S$868,000	645
Apr 2022	5-roomImproved	16 to 18	125 sqm (1,345 sqft)	S$850,000	632
Oct 2021	5-roomImproved	10 to 12	125 sqm (1,345 sqft)	S$768,000	571
Mar 2020	5-roomImproved	10 to 12	120 sqm (1,292 sqft)	S$600,000	465
Jan 2020	5-roomImproved	10 to 12	125 sqm (1,345 sqft)	S$700,000	520
Oct 2019	5-roomImproved	19 to 21	125 sqm (1,345 sqft)	S$780,000	580
Jan 2018	5-roomImproved	1 to 3	120 sqm (1,292 sqft)	S$680,000	526
Oct 2017	5-roomImproved	1 to 3	120 sqm (1,292 sqft)	S$640,000	495
Nov 2016	5-roomImproved	10 to 12	120 sqm (1,292 sqft)	S$688,000	533
Oct 2015	5-roomImproved	10 to 12	125 sqm (1,345 sqft)	S$690,000	513
Oct 2015	5-roomImproved	16 to 18	120 sqm (1,292 sqft)	S$667,000	516
May 2015	ExecutiveMaisonette	22 to 24	160 sqm (1,722 sqft)	S$950,000	552
Apr 2015	5-roomImproved	7 to 9	125 sqm (1,345 sqft)	S$660,000	491
Jan 2015	ExecutiveMaisonette	22 to 24	174 sqm (1,873 sqft)	S$955,000	510
Sep 2014	5-roomImproved	7 to 9	120 sqm (1,292 sqft)	S$545,000	422
May 2012	5-roomImproved	11 to 15	125 sqm (1,345 sqft)	S$650,000	483
May 2012	5-roomImproved	16 to 20	120 sqm (1,292 sqft)	S$650,000	503
Apr 2012	5-roomImproved	1 to 5	120 sqm (1,292 sqft)	S$570,000	441
Aug 2011	5-roomImproved	16 to 18	125 sqm (1,345 sqft)	S$640,000	476
Apr 2011	5-roomImproved	19 to 21	120 sqm (1,292 sqft)	S$605,000	468
Dec 2010	5-roomImproved	4 to 6	120 sqm (1,292 sqft)	S$531,000	411
May 2010	5-roomImproved	7 to 9	125 sqm (1,345 sqft)	S$513,000	381
Jul 2009	5-roomImproved	22 to 24	120 sqm (1,292 sqft)	S$520,000	403

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.