Blk 454 Sin Ming Avenue

HDB · Bishan · Singapore 570454

Completed: 1988
Lease from: 1989 (99 years)
Storeys: 12
Resales since 1990: 94

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.

100 flats: 8 × Executive, 74 × 4-room, 18 × 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$799,988.50

Typical range S$707,078.18–S$821,559.85

See the 20 comparable sales

Sale	Home	Original	Adjusted
Mar 20254 to 6	454 SIN MING AVENUEsame building · 103 sqm	S$798,000market +0.9%	S$805,146.27
Oct 20241 to 3	454 SIN MING AVENUEsame building · 105 sqm	S$808,000market +2.5% · storey +3.3%	S$855,128.82
Sep 202610 to 12	455 SIN MING AVENUEsame street · 114 sqm	S$870,000storey -6.2%	S$815,686.35
Aug 20264 to 6	455 SIN MING AVENUEsame street · 103 sqm	S$815,888no adjustment	S$815,888
Jul 202610 to 12	449 SIN MING AVENUEsame street · 103 sqm	S$750,000storey -6.2%	S$703,177.89
Jul 202613 to 15	406 SIN MING AVENUEsame street · 84 sqm	S$720,000storey -9.2%	S$653,639.68
May 20267 to 9	445 SIN MING AVENUEsame street · 105 sqm	S$858,000storey -3.2%	S$830,786.17
May 20264 to 6	407 SIN MING AVENUEsame street · 84 sqm	S$708,000no adjustment	S$708,000
Mar 20261 to 3	441 SIN MING AVENUEsame street · 107 sqm	S$783,888market -0.3% · storey +3.3%	S$807,177.50
Jan 20267 to 9	451 SIN MING AVENUEsame street · 107 sqm	S$810,000market -0.3% · storey -3.2%	S$781,995.03
Aug 20251 to 3	403 SIN MING AVENUEsame street · 89 sqm	S$685,000market -0.4% · storey +3.3%	S$704,312.70
Jun 20254 to 6	441 SIN MING AVENUEsame street · 103 sqm	S$818,888market -0.0%	S$818,484.41
May 20251 to 3	449 SIN MING AVENUEsame street · 110 sqm	S$770,000market -0.0% · storey +3.3%	S$794,830.74
Apr 202510 to 12	407 SIN MING AVENUEsame street · 84 sqm	S$750,000market -0.0% · storey -6.2%	S$702,831.33
Mar 20251 to 3	451 SIN MING AVENUEsame street · 105 sqm	S$810,000market +0.9% · storey +3.3%	S$844,024.28
Feb 20257 to 9	445 SIN MING AVENUEsame street · 105 sqm	S$855,000market +0.9% · storey -3.2%	S$835,295.19
Feb 202510 to 12	406 SIN MING AVENUEsame street · 91 sqm	S$788,000market +0.9% · storey -6.2%	S$745,421.74
Feb 20254 to 6	403 SIN MING AVENUEsame street · 84 sqm	S$685,000market +0.9%	S$691,134.33
Dec 20241 to 3	443 SIN MING AVENUEsame street · 105 sqm	S$710,000market +2.5% · storey +3.3%	S$751,412.70
Nov 20247 to 9	441 SIN MING AVENUEsame street · 105 sqm	S$850,000market +2.5% · storey -3.2%	S$843,418.37

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.

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
4-room	None	–	–	S$798,000 in Mar 2025
5-room	None	–	–	S$752,888 in Mar 2022
Executive	None	–	–	S$1,088,000 in Feb 2022

Price history

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

4-room

Getting around

Bright Hill MRT StationExit 38 min walk600 m
Upper Thomson MRT StationExit 28 min walk610 m
Mayflower MRT StationExit 628 min walk2.3 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 stalls1.1 km
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 5672261.3 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 5696632.4 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 94 sales

Month	Flat type	Storey	Size	Price	S$ psf
Mar 2025	4-roomModel A	4 to 6	103 sqm (1,109 sqft)	S$798,000	720
Oct 2024	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$808,000	715
Jul 2022	4-roomModel A	4 to 6	103 sqm (1,109 sqft)	S$691,888	624
Mar 2022	5-roomImproved	4 to 6	123 sqm (1,324 sqft)	S$752,888	569
Feb 2022	ExecutiveMaisonette	10 to 12	186 sqm (2,002 sqft)	S$1,088,000	543
Feb 2022	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$665,000	588
Dec 2021	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$600,000	531
Aug 2021	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$585,000	518
Apr 2021	ExecutiveMaisonette	10 to 12	243 sqm (2,616 sqft)	S$1,001,000	383
Apr 2021	ExecutiveMaisonette	10 to 12	187 sqm (2,013 sqft)	S$971,600	483
Mar 2021	4-roomModel A	10 to 12	114 sqm (1,227 sqft)	S$670,000	546
Mar 2020	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$525,000	465
Sep 2019	5-roomImproved	1 to 3	122 sqm (1,313 sqft)	S$600,000	457
Sep 2019	4-roomModel A	7 to 9	105 sqm (1,130 sqft)	S$560,000	495
Sep 2019	4-roomModel A	4 to 6	103 sqm (1,109 sqft)	S$500,000	451
May 2019	5-roomImproved	7 to 9	122 sqm (1,313 sqft)	S$690,000	525
May 2019	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$450,000	398
Mar 2018	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$520,000	460
Dec 2016	ExecutiveMaisonette	10 to 12	187 sqm (2,013 sqft)	S$900,000	447
Dec 2016	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$510,000	451
Apr 2016	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$466,000	412
Jul 2014	ExecutiveMaisonette	10 to 12	186 sqm (2,002 sqft)	S$845,000	422
Jun 2014	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$425,000	376
Sep 2013	4-roomModel A	4 to 6	103 sqm (1,109 sqft)	S$513,000	463
Sep 2013	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$458,000	405
Jan 2013	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$470,000	416
Aug 2012	4-roomModel A	4 to 6	103 sqm (1,109 sqft)	S$488,000	440
Jun 2012	4-roomModel A	4 to 6	105 sqm (1,130 sqft)	S$475,000	420
Nov 2011	4-roomModel A	1 to 3	105 sqm (1,130 sqft)	S$437,000	387
Oct 2011	5-roomImproved	1 to 3	122 sqm (1,313 sqft)	S$545,000	415

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.