Blk 449 Sin Ming Ave
SIN MING AVE · BISHAN · Singapore 570449 · D20
Median PSF · 12m
S$676
Median price · 12m
S$750K
Latest sale
S$750K
Jul 2026
1-year change
+4.0%
Sales · 12m
1
94 all time
Gross yield
5.68%
no rental data
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
- +23.7%
- Annualised
- +9.9%
- Transactions
- 10
- 1 year
- +4.0%
- 3 years p.a.
- —
- 5 years p.a.
- +7.2%
- Median size
- 1,130 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 449 Sin Ming Ave | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$676 | S$634 | +6.6% |
| Median price | S$750K | S$610K | +23.0% |
| Gross rental yield | 5.68% | 6.36% | -0.7 pts |
| 1-year price change | +4.0% | +4.4% | -0.4 pts |
This development trades about 7% above the D20 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 38 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
38/100
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.
- Price momentumweight 18%49
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%39
Distance to the nearest rail station, plus schools within 1 km. Nearest is Upper Thomson MRT at 460 m.
- Rental yieldweight 20%30
Gross yield against every other development in its segment.
- Valuationweight 22%27
How its median price per square foot compares with its own district.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
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 MRT460 m
- Bright Hill MRT610 m
- Bright Hill Interchange MRT740 m
- Marymount MRT1.5 km
Schools within 2 km
- Ai Tong Schoolprimary370 m
- Peirce Secondary Schoolsecondary (s1-s5)1.0 km
- Mayflower Secondary Schoolsecondary (s1-s5)1.2 km
- Eunoia Junior Collegejunior college1.3 km
- Whitley Secondary Schoolsecondary (s1-s5)1.4 km
- Ang Mo Kio Primary Schoolprimary1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- ARTISAN 8Apex Asia (2) Pte. Ltd.34 units770 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$750,000 | 1,109 sqft | S$676 | 10 TO 12 | 62 yr 9 mo |
| May 2025 | 4 ROOM | S$770,000 | 1,184 sqft | S$650 | 01 TO 03 | 63 yr 11 mo |
| Sep 2024 | EXECUTIVE | S$1,280,000 | 2,034 sqft | S$629 | 10 TO 12 | 64 yr 7 mo |
| Jul 2024 | 4 ROOM | S$820,000 | 1,130 sqft | S$726 | 10 TO 12 | 64 yr 9 mo |
| May 2024 | 4 ROOM | S$840,000 | 1,130 sqft | S$743 | 07 TO 09 | 64 yr 11 mo |
| Jan 2024 | 4 ROOM | S$845,000 | 1,130 sqft | S$748 | 10 TO 12 | 65 yr 2 mo |
| Apr 2022 | 4 ROOM | S$650,000 | 1,109 sqft | S$586 | 10 TO 12 | 67 yrs |
| Mar 2022 | 4 ROOM | S$700,000 | 1,130 sqft | S$619 | 07 TO 09 | 67 yrs |
| Nov 2021 | EXECUTIVE | S$980,000 | 2,142 sqft | S$458 | 10 TO 12 | 67 yr 5 mo |
| Sep 2021 | 4 ROOM | S$618,000 | 1,130 sqft | S$547 | 04 TO 06 | 67 yr 6 mo |
| Mar 2021 | 5 ROOM | S$609,688 | 1,324 sqft | S$461 | 01 TO 03 | 68 yrs |
| Mar 2021 | 4 ROOM | S$600,000 | 1,109 sqft | S$541 | 10 TO 12 | 68 yrs |
| Feb 2021 | 4 ROOM | S$536,000 | 1,130 sqft | S$474 | 04 TO 06 | 68 yr 2 mo |
| Dec 2020 | 4 ROOM | S$540,000 | 1,130 sqft | S$478 | 01 TO 03 | 68 yr 4 mo |
| Sep 2020 | 4 ROOM | S$532,000 | 1,130 sqft | S$471 | 01 TO 03 | 68 yr 7 mo |
| Aug 2020 | EXECUTIVE | S$958,000 | 2,002 sqft | S$479 | 10 TO 12 | 68 yr 7 mo |
| Feb 2019 | 5 ROOM | S$750,000 | 1,324 sqft | S$566 | 10 TO 12 | 70 yr 1 mo |
| Oct 2018 | 4 ROOM | S$548,000 | 1,130 sqft | S$485 | 04 TO 06 | 70 yr 5 mo |
| Jun 2018 | 4 ROOM | S$535,000 | 1,141 sqft | S$469 | 01 TO 03 | 70 yr 10 mo |
| Dec 2017 | 4 ROOM | S$512,000 | 1,141 sqft | S$449 | 01 TO 03 | 71 yr 4 mo |
| Sep 2017 | 4 ROOM | S$600,000 | 1,227 sqft | S$489 | 07 TO 09 | 71 yr 7 mo |
| Aug 2017 | 4 ROOM | S$510,000 | 1,130 sqft | S$451 | 10 TO 12 | 71 yr 8 mo |
| Jul 2016 | 5 ROOM | S$600,000 | 1,324 sqft | S$453 | 01 TO 03 | 72 yrs |
| Nov 2015 | 4 ROOM | S$468,000 | 1,152 sqft | S$406 | 10 TO 12 | 73 yrs |
| Oct 2015 | 4 ROOM | S$493,000 | 1,141 sqft | S$432 | 07 TO 09 | 73 yrs |
| Apr 2014 | 4 ROOM | S$480,000 | 1,130 sqft | S$425 | 01 TO 03 | 74 yr 9 mo |
| Nov 2013 | 4 ROOM | S$495,000 | 1,109 sqft | S$446 | 04 TO 06 | 75 yr 2 mo |
| Oct 2013 | 5 ROOM | S$630,888 | 1,324 sqft | S$477 | 07 TO 09 | 75 yr 3 mo |
| Aug 2013 | 4 ROOM | S$463,000 | 1,012 sqft | S$458 | 10 TO 12 | 75 yr 5 mo |
| Jun 2012 | 4 ROOM | S$465,000 | 1,130 sqft | S$411 | 10 TO 12 | 76 yr 7 mo |
| Apr 2011 | 4 ROOM | S$410,000 | 1,141 sqft | S$359 | 01 TO 03 | 77 yr 9 mo |
| Jul 2010 | 5 ROOM | S$483,888 | 1,324 sqft | S$365 | 07 TO 09 | 78 yr 6 mo |
| Feb 2010 | 4 ROOM | S$373,000 | 1,141 sqft | S$327 | 01 TO 03 | 78 yr 11 mo |
| Dec 2009 | 4 ROOM | S$370,000 | 1,109 sqft | S$334 | 10 TO 12 | 79 yr 1 mo |
| Nov 2009 | 5 ROOM | S$472,888 | 1,324 sqft | S$357 | 07 TO 09 | 79 yr 2 mo |
| Oct 2009 | 5 ROOM | S$455,000 | 1,324 sqft | S$344 | 10 TO 12 | 79 yr 3 mo |
| Oct 2009 | 4 ROOM | S$361,000 | 1,130 sqft | S$319 | 01 TO 03 | 79 yr 3 mo |
| Nov 2008 | 4 ROOM | S$365,000 | 1,141 sqft | S$320 | 07 TO 09 | 80 yr 2 mo |
| Dec 2007 | EXECUTIVE | S$530,000 | 2,034 sqft | S$261 | 10 TO 12 | 81 yr 1 mo |
| Jun 2007 | 4 ROOM | S$274,000 | 1,152 sqft | S$238 | 10 TO 12 | 81 yr 7 mo |
Showing the 40 most recent of 94 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 455 Sin Ming Ave
S$737
—2 sales4.9% yield
Blk 448 Bright Hill Dr
S$656
-3.0%1 sales5.6% yield
Blk 451 Sin Ming Ave
S$703
-1.9%1 sales4.9% 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 453 Sin Ming Ave
S$754
—2 sales4.8% yield
Blk 441 Sin Ming Ave
S$681
-8.7%1 sales5.4% yield
Blk 446 Bright Hill Dr
S$804
—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.