Blk 442 Sin Ming Ave
SIN MING AVE · BISHAN · Singapore 570442 · D20
Median PSF · 12m
S$774
Median price · 12m
S$1.00M
Latest sale
S$1.55M
Aug 2026
1-year change
+6.5%
Sales · 12m
3
98 all time
Gross yield
4.40%
3 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
- +64.8%
- Annualised
- +19.9%
- Transactions
- 14
- 1 year
- +6.5%
- 3 years p.a.
- +6.6%
- 5 years p.a.
- +7.2%
- 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 442 Sin Ming Ave | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$774 | S$634 | +22.0% |
| Median price | S$1.00M | S$610K | +63.9% |
| Gross rental yield | 4.40% | 6.36% | -2.0 pts |
| 1-year price change | +6.5% | +4.4% | +2.0 pts |
This development trades about 22% 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$4,000
Contracts · 12m
3
Implied annual rent
S$48K
Gross yield
4.40%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 2 | S$3,100 |
| EXECUTIVE | 1 | S$5,000 |
Investment analysis
Investment score 42 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
42/100
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.
- Price momentumweight 18%84
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%41
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bright Hill MRT at 440 m.
- Valuationweight 22%10
How its median price per square foot compares with its own district.
- Rental yieldweight 20%4
Gross yield against every other development in its segment.
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 MRT440 m
- Upper Thomson MRT530 m
- Bright Hill Interchange MRT530 m
- Marymount MRT1.4 km
Schools within 2 km
- Ai Tong Schoolprimary170 m
- Peirce Secondary Schoolsecondary (s1-s5)860 m
- Eunoia Junior Collegejunior college1.0 km
- Mayflower Secondary Schoolsecondary (s1-s5)1.1 km
- Whitley Secondary Schoolsecondary (s1-s5)1.2 km
- Ang Mo Kio Primary Schoolprimary1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units740 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 | EXECUTIVE | S$1,550,000 | 1,722 sqft | S$900 | 19 TO 21 | 62 yr 6 mo |
| Jun 2026 | 5 ROOM | S$1,000,000 | 1,292 sqft | S$774 | 07 TO 09 | 62 yr 9 mo |
| Jan 2026 | 5 ROOM | S$970,000 | 1,345 sqft | S$721 | 13 TO 15 | 63 yr 1 mo |
| Mar 2025 | 5 ROOM | S$988,000 | 1,345 sqft | S$734 | 04 TO 06 | 64 yrs |
| Feb 2025 | 5 ROOM | S$930,000 | 1,292 sqft | S$720 | 04 TO 06 | 64 yr 2 mo |
| Sep 2024 | 5 ROOM | S$1,000,888 | 1,292 sqft | S$775 | 19 TO 21 | 64 yr 7 mo |
| Jun 2024 | 5 ROOM | S$990,000 | 1,292 sqft | S$766 | 16 TO 18 | 64 yr 8 mo |
| Dec 2023 | 5 ROOM | S$958,000 | 1,345 sqft | S$712 | 04 TO 06 | 65 yr 2 mo |
| Nov 2023 | 5 ROOM | S$960,000 | 1,292 sqft | S$743 | 10 TO 12 | 65 yr 4 mo |
| May 2023 | 5 ROOM | S$860,000 | 1,345 sqft | S$639 | 01 TO 03 | 65 yr 10 mo |
| May 2023 | 5 ROOM | S$800,000 | 1,345 sqft | S$595 | 07 TO 09 | 65 yr 10 mo |
| Feb 2023 | 5 ROOM | S$938,000 | 1,292 sqft | S$726 | 13 TO 15 | 66 yrs |
| Jan 2022 | 5 ROOM | S$800,000 | 1,292 sqft | S$619 | 07 TO 09 | 67 yr 2 mo |
| Jul 2021 | 5 ROOM | S$735,000 | 1,345 sqft | S$546 | 01 TO 03 | 67 yr 7 mo |
| Aug 2020 | 5 ROOM | S$735,000 | 1,345 sqft | S$546 | 16 TO 18 | 68 yr 7 mo |
| Jul 2020 | 5 ROOM | S$600,000 | 1,292 sqft | S$465 | 07 TO 09 | 68 yr 8 mo |
| Jun 2019 | 5 ROOM | S$635,000 | 1,292 sqft | S$492 | 01 TO 03 | 69 yr 8 mo |
| May 2019 | 5 ROOM | S$700,000 | 1,292 sqft | S$542 | 07 TO 09 | 69 yr 9 mo |
| Sep 2018 | 5 ROOM | S$730,000 | 1,292 sqft | S$565 | 16 TO 18 | 70 yr 6 mo |
| Aug 2018 | 5 ROOM | S$705,000 | 1,345 sqft | S$524 | 13 TO 15 | 70 yr 6 mo |
| Mar 2018 | 5 ROOM | S$715,000 | 1,345 sqft | S$531 | 04 TO 06 | 70 yr 11 mo |
| Oct 2015 | 5 ROOM | S$610,000 | 1,292 sqft | S$472 | 04 TO 06 | 73 yrs |
| May 2015 | 5 ROOM | S$595,000 | 1,345 sqft | S$442 | 01 TO 03 | 73 yrs |
| Jan 2013 | 5 ROOM | S$555,000 | 1,292 sqft | S$430 | 01 TO 03 | 76 yrs |
| Jun 2011 | 5 ROOM | S$628,000 | 1,345 sqft | S$467 | 16 TO 18 | 77 yr 7 mo |
| Jun 2011 | 5 ROOM | S$590,000 | 1,292 sqft | S$457 | 10 TO 12 | 77 yr 7 mo |
| Dec 2010 | 5 ROOM | S$555,000 | 1,345 sqft | S$412 | 07 TO 09 | 78 yr 1 mo |
| Jul 2010 | 5 ROOM | S$588,000 | 1,345 sqft | S$437 | 19 TO 21 | 78 yr 6 mo |
| Jul 2010 | 5 ROOM | S$545,000 | 1,345 sqft | S$405 | 07 TO 09 | 78 yr 6 mo |
| May 2010 | 5 ROOM | S$545,000 | 1,292 sqft | S$422 | 16 TO 18 | 78 yr 8 mo |
| Nov 2009 | 5 ROOM | S$483,000 | 1,292 sqft | S$374 | 10 TO 12 | 79 yr 2 mo |
| Oct 2009 | 5 ROOM | S$488,000 | 1,345 sqft | S$363 | 04 TO 06 | 79 yr 3 mo |
| Jul 2009 | 5 ROOM | S$475,000 | 1,345 sqft | S$353 | 16 TO 18 | 79 yr 6 mo |
| Apr 2009 | EXECUTIVE | S$660,000 | 1,668 sqft | S$396 | 19 TO 21 | 79 yr 9 mo |
| Aug 2008 | 5 ROOM | S$445,000 | 1,345 sqft | S$331 | 04 TO 06 | 80 yr 5 mo |
| Jun 2008 | 5 ROOM | S$514,200 | 1,345 sqft | S$382 | 16 TO 18 | 80 yr 7 mo |
| May 2008 | 5 ROOM | S$510,000 | 1,292 sqft | S$395 | 13 TO 15 | 80 yr 8 mo |
| May 2008 | 5 ROOM | S$455,000 | 1,292 sqft | S$352 | 10 TO 12 | 80 yr 8 mo |
| Sep 2007 | 5 ROOM | S$395,000 | 1,292 sqft | S$306 | 04 TO 06 | 81 yr 4 mo |
| Jul 2007 | 5 ROOM | S$420,000 | 1,292 sqft | S$325 | 19 TO 21 | 81 yr 6 mo |
Showing the 40 most recent of 98 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 441 Sin Ming Ave
S$681
-8.7%1 sales5.4% yield
Blk 444 Sin Ming Ave
S$676
-13.3%1 sales4.7% yield
Blk 445 Sin Ming Ave
S$741
-2.0%2 sales4.9% yield
Blk 447 Bright Hill Dr
S$866
—1 sales4.3% yield
Blk 448 Bright Hill Dr
S$656
-3.0%1 sales5.6% yield
Blk 446 Bright Hill Dr
S$804
—2 sales4.9% yield
Blk 455 Sin Ming Ave
S$737
—2 sales4.9% yield
Blk 449 Sin Ming Ave
S$676
+4.0%1 sales5.7% 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.