Blk 22 Sin Ming Rd
SIN MING RD · BISHAN · Singapore 570022 · D20
Median PSF · 12m
S$489
Median price · 12m
S$358K
Latest sale
S$368K
Aug 2026
1-year change
-1.3%
Sales · 12m
6
337 all time
Gross yield
9.26%
11 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +15.6%
- Annualised
- +4.6%
- Transactions
- 28
- 1 year
- -1.3%
- 3 years p.a.
- +2.9%
- 5 years p.a.
- +5.6%
- Median size
- 732 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 22 Sin Ming Rd | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$489 | S$634 | -22.9% |
| Median price | S$358K | S$610K | -41.3% |
| Gross rental yield | 9.26% | 6.36% | +2.9 pts |
| 1-year price change | -1.3% | +4.4% | -5.8 pts |
This development trades about 23% below the D20 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,800
Contracts · 12m
11
Implied annual rent
S$34K
Gross yield
9.26%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 11 | S$2,800 |
Investment analysis
Investment score 71 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
71/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%98
Gross yield against every other development in its segment.
- Valuationweight 22%96
How its median price per square foot compares with its own district.
- Liquidityweight 15%92
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%31
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%19
Distance to the nearest rail station, plus schools within 1 km. Nearest is Upper Thomson MRT at 790 m.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Upper Thomson MRT790 m
- Bright Hill Interchange MRT810 m
- Bright Hill MRT1.0 km
- Marymount MRT1.0 km
Schools within 2 km
- Whitley Secondary Schoolsecondary (s1-s5)430 m
- Eunoia Junior Collegejunior college580 m
- Catholic High Schoolmixed level (p1-s4)680 m
- Ai Tong Schoolprimary800 m
- Ang Mo Kio Secondary Schoolsecondary (s1-s5)1.2 km
- Mayflower Secondary Schoolsecondary (s1-s5)1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units530 m
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$368,000 | 732 sqft | S$503 | 07 TO 09 | 46 yr 2 mo |
| Aug 2026 | 3 ROOM | S$348,000 | 732 sqft | S$475 | 04 TO 06 | 46 yr 2 mo |
| Jul 2026 | 3 ROOM | S$350,000 | 732 sqft | S$478 | 04 TO 06 | 46 yr 4 mo |
| Jul 2026 | 3 ROOM | S$338,000 | 732 sqft | S$462 | 01 TO 03 | 46 yr 4 mo |
| Feb 2026 | 3 ROOM | S$366,000 | 732 sqft | S$500 | 01 TO 03 | 46 yr 9 mo |
| Jan 2026 | 3 ROOM | S$388,000 | 732 sqft | S$530 | 04 TO 06 | 46 yr 10 mo |
| Jun 2025 | 3 ROOM | S$388,888 | 732 sqft | S$531 | 10 TO 12 | 47 yr 4 mo |
| Jun 2025 | 3 ROOM | S$336,000 | 732 sqft | S$459 | 01 TO 03 | 47 yr 5 mo |
| Jan 2025 | 3 ROOM | S$362,888 | 732 sqft | S$496 | 04 TO 06 | 47 yr 10 mo |
| Jan 2025 | 3 ROOM | S$340,000 | 732 sqft | S$465 | 07 TO 09 | 47 yr 11 mo |
| Oct 2024 | 3 ROOM | S$378,888 | 732 sqft | S$518 | 10 TO 12 | 48 yr 1 mo |
| Aug 2024 | 3 ROOM | S$345,000 | 732 sqft | S$471 | 07 TO 09 | 48 yr 3 mo |
| Jul 2024 | 3 ROOM | S$335,000 | 732 sqft | S$458 | 01 TO 03 | 48 yr 4 mo |
| May 2024 | 3 ROOM | S$348,000 | 732 sqft | S$475 | 07 TO 09 | 48 yr 5 mo |
| May 2023 | 3 ROOM | S$350,000 | 732 sqft | S$478 | 07 TO 09 | 49 yr 6 mo |
| May 2023 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 07 TO 09 | 49 yr 6 mo |
| Jan 2023 | 3 ROOM | S$320,000 | 732 sqft | S$437 | 04 TO 06 | 49 yr 10 mo |
| Oct 2022 | 3 ROOM | S$338,000 | 732 sqft | S$462 | 10 TO 12 | 50 yr 1 mo |
| Sep 2022 | 3 ROOM | S$300,000 | 732 sqft | S$410 | 10 TO 12 | 50 yr 1 mo |
| Aug 2022 | 3 ROOM | S$315,000 | 732 sqft | S$430 | 10 TO 12 | 50 yr 4 mo |
| Jul 2022 | 3 ROOM | S$295,000 | 732 sqft | S$403 | 01 TO 03 | 50 yr 4 mo |
| Jun 2022 | 3 ROOM | S$318,000 | 732 sqft | S$434 | 10 TO 12 | 50 yr 5 mo |
| Jun 2022 | 3 ROOM | S$303,000 | 721 sqft | S$420 | 04 TO 06 | 50 yr 5 mo |
| Feb 2022 | 3 ROOM | S$310,000 | 732 sqft | S$424 | 10 TO 12 | 50 yr 8 mo |
| Feb 2022 | 3 ROOM | S$276,000 | 732 sqft | S$377 | 04 TO 06 | 50 yr 9 mo |
| Jan 2022 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 01 TO 03 | 50 yr 11 mo |
| Jan 2022 | 3 ROOM | S$302,000 | 732 sqft | S$413 | 07 TO 09 | 50 yr 9 mo |
| Jan 2022 | 3 ROOM | S$275,000 | 732 sqft | S$376 | 01 TO 03 | 50 yr 10 mo |
| Jun 2021 | 3 ROOM | S$280,000 | 732 sqft | S$383 | 10 TO 12 | 51 yr 5 mo |
| Jun 2021 | 3 ROOM | S$276,000 | 732 sqft | S$377 | 04 TO 06 | 51 yr 5 mo |
| Apr 2021 | 3 ROOM | S$265,000 | 732 sqft | S$362 | 10 TO 12 | 51 yr 6 mo |
| Apr 2021 | 3 ROOM | S$260,000 | 732 sqft | S$355 | 01 TO 03 | 51 yr 7 mo |
| Mar 2021 | 3 ROOM | S$270,888 | 732 sqft | S$370 | 04 TO 06 | 51 yr 8 mo |
| Dec 2020 | 3 ROOM | S$263,000 | 732 sqft | S$359 | 10 TO 12 | 51 yr 11 mo |
| Nov 2020 | 3 ROOM | S$275,000 | 732 sqft | S$376 | 10 TO 12 | 52 yrs |
| Oct 2020 | 3 ROOM | S$280,000 | 721 sqft | S$388 | 10 TO 12 | 52 yrs |
| Sep 2020 | 3 ROOM | S$238,000 | 732 sqft | S$325 | 10 TO 12 | 52 yr 1 mo |
| Aug 2020 | 3 ROOM | S$260,000 | 732 sqft | S$355 | 07 TO 09 | 52 yr 2 mo |
| Jul 2020 | 3 ROOM | S$295,000 | 732 sqft | S$403 | 07 TO 09 | 52 yr 3 mo |
| Jun 2020 | 3 ROOM | S$216,000 | 721 sqft | S$300 | 10 TO 12 | 52 yr 6 mo |
Showing the 40 most recent of 337 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 25 Sin Ming Rd
S$545
+3.0%4 sales7.6% yield
Blk 266 Bishan St 24
S$701
—1 sales5.8% yield
Blk 268 Bishan St 24
S$666
-7.7%1 sales4.6% yield
Blk 265 Bishan St 24
S$706
—2 sales5.3% yield
Blk 264 Bishan St 24
S$603
-19.9%1 sales4.8% yield
Blk 271 Bishan St 24
S$755
-3.9%1 sales4.8% yield
Blk 267 Bishan St 24
S$658
-11.2%1 sales5.5% yield
Blk 272 Bishan St 24
S$693
-0.6%2 sales4.9% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.