Blk 402 Sin Ming Ave
SIN MING AVE · BISHAN · Singapore 570402 · D20
Median PSF · 12m
S$666
Median price · 12m
S$860K
Latest sale
S$850K
May 2026
1-year change
-14.8%
Sales · 12m
3
107 all time
Gross yield
4.59%
4 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
- +19.6%
- Annualised
- +10.8%
- Transactions
- 8
- 1 year
- -14.8%
- 3 years p.a.
- —
- 5 years p.a.
- +3.3%
- Median size
- 1,292 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 402 Sin Ming Ave | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$666 | S$634 | +5.0% |
| Median price | S$860K | S$610K | +41.0% |
| Gross rental yield | 4.59% | 6.36% | -1.8 pts |
| 1-year price change | -14.8% | +4.4% | -19.2 pts |
This development trades about 5% above 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$3,600
Contracts · 12m
4
Implied annual rent
S$43K
Gross yield
4.59%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 4 | S$3,600 |
Investment analysis
Investment score 37 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
37/100
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.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%77
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bright Hill MRT at 50 m.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%30
How its median price per square foot compares with its own district.
- Rental yieldweight 20%6
Gross yield against every other development in its segment.
- Price momentumweight 18%0
Three-year annualised change in median PSF, or one year where three is unavailable.
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
- Bright Hill MRT50 m
- Bright Hill Interchange MRT260 m
- Upper Thomson MRT920 m
- Mayflower MRT1.1 km
Schools within 2 km
- Ai Tong Schoolprimary250 m
- Peirce Secondary Schoolsecondary (s1-s5)520 m
- Mayflower Secondary Schoolsecondary (s1-s5)680 m
- Eunoia Junior Collegejunior college1.0 km
- Ang Mo Kio Primary Schoolprimary1.1 km
- Ang Mo Kio Secondary Schoolsecondary (s1-s5)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units1.1 km
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 |
|---|---|---|---|---|---|---|
| May 2026 | 5 ROOM | S$850,000 | 1,292 sqft | S$658 | 01 TO 03 | 58 yr 9 mo |
| Apr 2026 | 5 ROOM | S$860,000 | 1,292 sqft | S$666 | 01 TO 03 | 58 yr 9 mo |
| Jan 2026 | 5 ROOM | S$900,000 | 1,292 sqft | S$697 | 04 TO 06 | 59 yr 1 mo |
| Sep 2025 | 5 ROOM | S$1,008,888 | 1,292 sqft | S$781 | 16 TO 18 | 59 yr 4 mo |
| Mar 2025 | 5 ROOM | S$1,088,000 | 1,292 sqft | S$842 | 22 TO 24 | 59 yr 10 mo |
| Nov 2024 | 5 ROOM | S$955,000 | 1,292 sqft | S$739 | 07 TO 09 | 60 yr 3 mo |
| Sep 2021 | 5 ROOM | S$812,000 | 1,292 sqft | S$629 | 22 TO 24 | 63 yr 4 mo |
| Jun 2021 | 5 ROOM | S$715,000 | 1,292 sqft | S$554 | 04 TO 06 | 63 yr 8 mo |
| Mar 2021 | 5 ROOM | S$670,000 | 1,292 sqft | S$519 | 04 TO 06 | 63 yr 11 mo |
| Oct 2020 | 5 ROOM | S$750,000 | 1,292 sqft | S$581 | 19 TO 21 | 64 yr 3 mo |
| Jun 2020 | 5 ROOM | S$690,000 | 1,292 sqft | S$534 | 13 TO 15 | 64 yr 8 mo |
| Mar 2020 | 5 ROOM | S$652,000 | 1,292 sqft | S$505 | 04 TO 06 | 64 yr 10 mo |
| Sep 2019 | 5 ROOM | S$680,000 | 1,292 sqft | S$526 | 16 TO 18 | 65 yr 4 mo |
| Jul 2019 | 5 ROOM | S$720,000 | 1,292 sqft | S$557 | 22 TO 24 | 65 yr 7 mo |
| Apr 2019 | 5 ROOM | S$698,888 | 1,292 sqft | S$541 | 19 TO 21 | 65 yr 9 mo |
| May 2018 | 5 ROOM | S$708,000 | 1,292 sqft | S$548 | 07 TO 09 | 66 yr 8 mo |
| Dec 2017 | 5 ROOM | S$650,021 | 1,292 sqft | S$503 | 10 TO 12 | 67 yr 1 mo |
| Jul 2017 | 5 ROOM | S$725,000 | 1,292 sqft | S$561 | 19 TO 21 | 67 yr 6 mo |
| Jun 2017 | 5 ROOM | S$720,000 | 1,292 sqft | S$557 | 16 TO 18 | 67 yr 8 mo |
| Apr 2017 | 5 ROOM | S$710,000 | 1,292 sqft | S$550 | 19 TO 21 | 67 yr 9 mo |
| Jan 2017 | 5 ROOM | S$728,888 | 1,292 sqft | S$564 | 22 TO 24 | 68 yrs |
| May 2016 | 5 ROOM | S$680,000 | 1,292 sqft | S$526 | 07 TO 09 | 68 yrs |
| Mar 2016 | 5 ROOM | S$670,000 | 1,292 sqft | S$519 | 22 TO 24 | 68 yrs |
| Nov 2015 | 5 ROOM | S$695,000 | 1,292 sqft | S$538 | 10 TO 12 | 69 yrs |
| Apr 2015 | 5 ROOM | S$625,000 | 1,292 sqft | S$484 | 01 TO 03 | 69 yrs |
| Oct 2014 | 5 ROOM | S$662,800 | 1,292 sqft | S$513 | 19 TO 21 | 70 yr 3 mo |
| Jun 2014 | 5 ROOM | S$608,000 | 1,292 sqft | S$471 | 04 TO 06 | 70 yr 7 mo |
| Aug 2012 | 5 ROOM | S$605,000 | 1,292 sqft | S$468 | 19 TO 21 | 72 yr 5 mo |
| Dec 2010 | 5 ROOM | S$550,000 | 1,292 sqft | S$426 | 07 TO 09 | 74 yr 1 mo |
| Sep 2010 | 5 ROOM | S$550,000 | 1,292 sqft | S$426 | 10 TO 12 | 74 yr 4 mo |
| Sep 2010 | 5 ROOM | S$520,000 | 1,292 sqft | S$403 | 07 TO 09 | 74 yr 4 mo |
| Jul 2010 | 5 ROOM | S$595,000 | 1,292 sqft | S$461 | 19 TO 21 | 74 yr 6 mo |
| Mar 2010 | 5 ROOM | S$510,000 | 1,292 sqft | S$395 | 10 TO 12 | 74 yr 10 mo |
| Oct 2009 | 5 ROOM | S$438,000 | 1,292 sqft | S$339 | 04 TO 06 | 75 yr 3 mo |
| Sep 2009 | 5 ROOM | S$390,000 | 1,292 sqft | S$302 | 04 TO 06 | 75 yr 4 mo |
| May 2009 | 5 ROOM | S$505,000 | 1,292 sqft | S$391 | 25 TO 27 | 75 yr 8 mo |
| Apr 2009 | 5 ROOM | S$430,000 | 1,292 sqft | S$333 | 07 TO 09 | 75 yr 9 mo |
| Nov 2008 | 5 ROOM | S$465,000 | 1,292 sqft | S$360 | 10 TO 12 | 76 yr 2 mo |
| Nov 2008 | 5 ROOM | S$422,000 | 1,292 sqft | S$327 | 01 TO 03 | 76 yr 2 mo |
| Feb 2008 | 5 ROOM | S$400,000 | 1,292 sqft | S$310 | 04 TO 06 | 76 yr 11 mo |
Showing the 40 most recent of 107 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 401 Sin Ming Ave
S$683
—1 sales4.4% yield
Blk 406 Sin Ming Ave
S$796
-3.8%3 sales6.0% yield
Blk 407 Sin Ming Ave
S$782
-3.1%2 sales5.8% yield
Blk 405 Sin Ming Ave
S$658
-12.8%3 sales4.5% yield
Blk 408 Sin Ming Ave
S$752
+6.2%2 sales4.9% yield
Blk 442 Sin Ming Ave
S$774
+6.5%3 sales4.4% yield
Blk 441 Sin Ming Ave
S$681
-8.7%1 sales5.4% yield
Blk 445 Sin Ming Ave
S$741
-2.0%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.