Blk 442 Sin Ming Avenue

HDB · Bishan · Singapore 570442

Completed: 1988
Lease from: 1990 (99 years)
Storeys: 22
Resales since 1990: 98

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: 8 × Executive, 72 × 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$953,714.14

Typical range S$909,330.78–S$986,653.01

See the 20 comparable sales

Sale	Home	Original	Adjusted
Jun 20267 to 9	442 SIN MING AVENUEsame building · 120 sqm	S$1,000,000storey +2.1%	S$1,020,756.80
Jan 202613 to 15	442 SIN MING AVENUEsame building · 125 sqm	S$970,000market -0.3% · storey -6.0%	S$909,330.78
Mar 20254 to 6	442 SIN MING AVENUEsame building · 125 sqm	S$988,000market +0.9% · storey +6.4%	S$1,060,219.24
Feb 20254 to 6	442 SIN MING AVENUEsame building · 120 sqm	S$930,000market +0.9% · storey +6.4%	S$997,979.65
Jul 20267 to 9	405 SIN MING AVENUEsame street · 120 sqm	S$780,000storey +2.1%	S$796,190.30
Jun 202613 to 15	453 SIN MING AVENUEsame street · 120 sqm	S$988,000storey -6.0%	S$928,945.21
May 20261 to 3	402 SIN MING AVENUEsame street · 120 sqm	S$850,000storey +10.8%	S$941,955.39
Apr 20261 to 3	402 SIN MING AVENUEsame street · 120 sqm	S$860,000storey +10.8%	S$953,037.22
Apr 202610 to 12	405 SIN MING AVENUEsame street · 120 sqm	S$850,000storey -2.0%	S$832,715.49
Mar 202613 to 15	405 SIN MING AVENUEsame street · 120 sqm	S$970,000market -0.3% · storey -6.0%	S$909,330.78
Mar 20267 to 9	445 SIN MING AVENUEsame street · 122 sqm	S$950,000market -0.3% · storey +2.1%	S$966,858.43
Feb 202610 to 12	453 SIN MING AVENUEsame street · 125 sqm	S$1,000,000market -0.3% · storey -2.0%	S$976,775.42
Jan 202619 to 21	408 SIN MING AVENUEsame street · 120 sqm	S$992,000market -0.3% · storey -13.4%	S$856,589.41
Jan 20264 to 6	402 SIN MING AVENUEsame street · 120 sqm	S$900,000market -0.3% · storey +6.4%	S$954,391.05
Dec 202510 to 12	455 SIN MING AVENUEsame street · 122 sqm	S$970,000market -0.4% · storey -2.0%	S$946,541.43
Nov 20254 to 6	444 SIN MING AVENUEsame street · 125 sqm	S$910,000market -0.4% · storey +6.4%	S$964,047.46
Oct 20254 to 6	408 SIN MING AVENUEsame street · 120 sqm	S$950,000market -0.4% · storey +6.4%	S$1,006,423.17
Sep 202513 to 15	444 SIN MING AVENUEsame street · 125 sqm	S$1,050,000market -0.4% · storey -6.0%	S$982,877.46
Sep 202516 to 18	402 SIN MING AVENUEsame street · 120 sqm	S$1,008,888market -0.4% · storey -9.8%	S$906,376.15
Jul 202519 to 21	450 SIN MING AVENUEsame street · 125 sqm	S$1,175,000market -0.4% · storey -13.4%	S$1,013,115.17

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 2026-09-01.

Executive

S$1,249,383.93

Typical range S$1,140,000–S$1,320,958.78

See the 5 comparable sales

Sale	Home	Original	Adjusted
Aug 202619 to 21	442 SIN MING AVENUEsame building · 160 sqm	S$1,550,000storey -14.8%	S$1,320,958.78
May 20261 to 3	401 SIN MING AVENUEsame street · 155 sqm	S$1,140,000no adjustment	S$1,140,000
Aug 20251 to 3	452 SIN MING AVENUEsame street · 150 sqm	S$1,380,000market -0.4%	S$1,373,902.80
Apr 20251 to 3	452 SIN MING AVENUEsame street · 146 sqm	S$1,250,000market -0.0%	S$1,249,383.93
Oct 20241 to 3	404 SIN MING AVENUEsame street · 149 sqm	S$1,080,000market +2.5%	S$1,106,740.78

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
5-room	2 sold	S$970,000	748	S$1,000,000 in Jun 2026
Executive	1 sold	S$1,550,000	900	S$1,550,000 in Aug 2026

Price history

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

5-room

Getting around

Upper Thomson MRT StationExit 27 min walk500 m
Bright Hill MRT StationExit 37 min walk510 m
Marymount MRT StationExit A23 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 stalls950 m
Ang Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre)10 cooked-food stalls1.1 km
Ang Mo Kio Street 22 Blk 226H (Kebun Baru Food Centre)29 cooked-food stalls1.2 km

Shopping malls

Kebun Baru Mall226G ANG MO KIO AVENUE 1 KEBUN BARU MALL SINGAPORE 5672261.2 km
Bishan North Shopping Mall282 BISHAN STREET 22 BISHAN NORTH SHOPPING MALL SINGAPORE 5702821.4 km
Djit Sun Mall5 ANG MO KIO CENTRAL 2 DJIT SUN MALL SINGAPORE 5696632.3 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 98 sales

Month	Flat type	Storey	Size	Price	S$ psf
Aug 2026	ExecutiveMaisonette	19 to 21	160 sqm (1,722 sqft)	S$1,550,000	900
Jun 2026	5-roomImproved	7 to 9	120 sqm (1,292 sqft)	S$1,000,000	774
Jan 2026	5-roomImproved	13 to 15	125 sqm (1,345 sqft)	S$970,000	721
Mar 2025	5-roomImproved	4 to 6	125 sqm (1,345 sqft)	S$988,000	734
Feb 2025	5-roomImproved	4 to 6	120 sqm (1,292 sqft)	S$930,000	720
Sep 2024	5-roomImproved	19 to 21	120 sqm (1,292 sqft)	S$1,000,888	775
Jun 2024	5-roomImproved	16 to 18	120 sqm (1,292 sqft)	S$990,000	766
Dec 2023	5-roomImproved	4 to 6	125 sqm (1,345 sqft)	S$958,000	712
Nov 2023	5-roomImproved	10 to 12	120 sqm (1,292 sqft)	S$960,000	743
May 2023	5-roomImproved	1 to 3	125 sqm (1,345 sqft)	S$860,000	639
May 2023	5-roomImproved	7 to 9	125 sqm (1,345 sqft)	S$800,000	595
Feb 2023	5-roomImproved	13 to 15	120 sqm (1,292 sqft)	S$938,000	726
Jan 2022	5-roomImproved	7 to 9	120 sqm (1,292 sqft)	S$800,000	619
Jul 2021	5-roomImproved	1 to 3	125 sqm (1,345 sqft)	S$735,000	546
Aug 2020	5-roomImproved	16 to 18	125 sqm (1,345 sqft)	S$735,000	546
Jul 2020	5-roomImproved	7 to 9	120 sqm (1,292 sqft)	S$600,000	465
Jun 2019	5-roomImproved	1 to 3	120 sqm (1,292 sqft)	S$635,000	492
May 2019	5-roomImproved	7 to 9	120 sqm (1,292 sqft)	S$700,000	542
Sep 2018	5-roomImproved	16 to 18	120 sqm (1,292 sqft)	S$730,000	565
Aug 2018	5-roomImproved	13 to 15	125 sqm (1,345 sqft)	S$705,000	524
Mar 2018	5-roomImproved	4 to 6	125 sqm (1,345 sqft)	S$715,000	531
Oct 2015	5-roomImproved	4 to 6	120 sqm (1,292 sqft)	S$610,000	472
May 2015	5-roomImproved	1 to 3	125 sqm (1,345 sqft)	S$595,000	442
Jan 2013	5-roomImproved	1 to 3	120 sqm (1,292 sqft)	S$555,000	430
Jun 2011	5-roomImproved	16 to 18	125 sqm (1,345 sqft)	S$628,000	467
Jun 2011	5-roomImproved	10 to 12	120 sqm (1,292 sqft)	S$590,000	457
Dec 2010	5-roomImproved	7 to 9	125 sqm (1,345 sqft)	S$555,000	412
Jul 2010	5-roomImproved	19 to 21	125 sqm (1,345 sqft)	S$588,000	437
Jul 2010	5-roomImproved	7 to 9	125 sqm (1,345 sqft)	S$545,000	405
May 2010	5-roomImproved	16 to 18	120 sqm (1,292 sqft)	S$545,000	422

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.