Blk 450 Sin Ming Ave
SIN MING AVE · BISHAN · Singapore 570450 · D20
Median PSF · 12m
—
Median price · 12m
—
Latest sale
S$1.18M
Jul 2025
1-year change
—
Sales · 12m
0
104 all time
Gross yield
3.88%
2 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
- +53.0%
- Annualised
- +23.7%
- Transactions
- 10
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 1,345 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 450 Sin Ming Ave | D20 median | Difference |
|---|---|---|---|
| Median PSF | — | S$634 | — |
| Median price | — | S$610K | — |
| Gross rental yield | 3.88% | 6.36% | -2.5 pts |
| 1-year price change | — | +4.4% | — |
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$4,300
Contracts · 12m
2
Implied annual rent
S$52K
Gross yield
3.88%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$3,900 |
| EXECUTIVE | 1 | S$4,700 |
Investment analysis
Investment score 23 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
23/100
60% 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%35
Distance to the nearest rail station, plus schools within 1 km. Nearest is Upper Thomson MRT at 500 m.
- Rental yieldweight 20%1
Gross yield against every other development in its segment.
- Liquidityweight 15%0
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%not measurable
How its median price per square foot compares with its own district.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score valuation, price momentum.
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 MRT500 m
- Bright Hill MRT600 m
- Bright Hill Interchange MRT750 m
- Marymount MRT1.5 km
Schools within 2 km
- Ai Tong Schoolprimary380 m
- Peirce Secondary Schoolsecondary (s1-s5)920 m
- 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 units820 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 2025 | 5 ROOM | S$1,175,000 | 1,345 sqft | S$873 | 19 TO 21 | 63 yr 6 mo |
| Jul 2024 | 5 ROOM | S$938,000 | 1,292 sqft | S$726 | 01 TO 03 | 64 yr 6 mo |
| May 2024 | 5 ROOM | S$915,000 | 1,292 sqft | S$708 | 07 TO 09 | 64 yr 7 mo |
| Mar 2023 | 5 ROOM | S$900,000 | 1,292 sqft | S$697 | 19 TO 21 | 65 yr 10 mo |
| Nov 2022 | 5 ROOM | S$760,000 | 1,292 sqft | S$588 | 01 TO 03 | 66 yr 2 mo |
| Oct 2022 | 5 ROOM | S$828,000 | 1,345 sqft | S$615 | 04 TO 06 | 66 yr 3 mo |
| Sep 2022 | EXECUTIVE | S$1,215,000 | 1,744 sqft | S$697 | 22 TO 24 | 66 yr 4 mo |
| Sep 2022 | 5 ROOM | S$868,000 | 1,345 sqft | S$645 | 16 TO 18 | 66 yr 4 mo |
| Apr 2022 | 5 ROOM | S$850,000 | 1,345 sqft | S$632 | 16 TO 18 | 66 yr 9 mo |
| Oct 2021 | 5 ROOM | S$768,000 | 1,345 sqft | S$571 | 10 TO 12 | 67 yr 3 mo |
| Mar 2020 | 5 ROOM | S$600,000 | 1,292 sqft | S$465 | 10 TO 12 | 68 yr 9 mo |
| Jan 2020 | 5 ROOM | S$700,000 | 1,345 sqft | S$520 | 10 TO 12 | 69 yrs |
| Oct 2019 | 5 ROOM | S$780,000 | 1,345 sqft | S$580 | 19 TO 21 | 69 yr 2 mo |
| Jan 2018 | 5 ROOM | S$680,000 | 1,292 sqft | S$526 | 01 TO 03 | 70 yr 11 mo |
| Oct 2017 | 5 ROOM | S$640,000 | 1,292 sqft | S$495 | 01 TO 03 | 71 yr 2 mo |
| Nov 2016 | 5 ROOM | S$688,000 | 1,292 sqft | S$533 | 10 TO 12 | 72 yrs |
| Oct 2015 | 5 ROOM | S$690,000 | 1,345 sqft | S$513 | 10 TO 12 | 73 yrs |
| Oct 2015 | 5 ROOM | S$667,000 | 1,292 sqft | S$516 | 16 TO 18 | 73 yrs |
| May 2015 | EXECUTIVE | S$950,000 | 1,722 sqft | S$552 | 22 TO 24 | 73 yrs |
| Apr 2015 | 5 ROOM | S$660,000 | 1,345 sqft | S$491 | 07 TO 09 | 73 yrs |
| Jan 2015 | EXECUTIVE | S$955,000 | 1,873 sqft | S$510 | 22 TO 24 | 73 yrs |
| Sep 2014 | 5 ROOM | S$545,000 | 1,292 sqft | S$422 | 07 TO 09 | 73 yr 4 mo |
| May 2012 | 5 ROOM | S$650,000 | 1,345 sqft | S$483 | 11 TO 15 | 75 yr 8 mo |
| May 2012 | 5 ROOM | S$650,000 | 1,292 sqft | S$503 | 16 TO 20 | 75 yr 8 mo |
| Apr 2012 | 5 ROOM | S$570,000 | 1,292 sqft | S$441 | 01 TO 05 | 75 yr 9 mo |
| Aug 2011 | 5 ROOM | S$640,000 | 1,345 sqft | S$476 | 16 TO 18 | 76 yr 5 mo |
| Apr 2011 | 5 ROOM | S$605,000 | 1,292 sqft | S$468 | 19 TO 21 | 76 yr 9 mo |
| Dec 2010 | 5 ROOM | S$531,000 | 1,292 sqft | S$411 | 04 TO 06 | 77 yr 1 mo |
| May 2010 | 5 ROOM | S$513,000 | 1,345 sqft | S$381 | 07 TO 09 | 77 yr 8 mo |
| Jul 2009 | 5 ROOM | S$520,000 | 1,292 sqft | S$403 | 22 TO 24 | 78 yr 6 mo |
| Oct 2008 | EXECUTIVE | S$645,000 | 1,744 sqft | S$370 | 22 TO 24 | 79 yr 3 mo |
| Sep 2008 | 5 ROOM | S$540,000 | 1,292 sqft | S$418 | 16 TO 18 | 79 yr 4 mo |
| Aug 2008 | 5 ROOM | S$448,000 | 1,292 sqft | S$347 | 01 TO 03 | 79 yr 5 mo |
| Nov 2007 | 5 ROOM | S$435,600 | 1,345 sqft | S$324 | 10 TO 12 | 80 yr 2 mo |
| Aug 2007 | 5 ROOM | S$500,000 | 1,345 sqft | S$372 | 19 TO 21 | 80 yr 5 mo |
| Jun 2007 | 5 ROOM | S$382,000 | 1,292 sqft | S$296 | 10 TO 12 | 80 yr 7 mo |
| Mar 2007 | 5 ROOM | S$399,000 | 1,345 sqft | S$297 | 16 TO 18 | 80 yr 10 mo |
| Jan 2007 | 5 ROOM | S$348,000 | 1,345 sqft | S$259 | 07 TO 09 | 81 yrs |
| Nov 2006 | 5 ROOM | S$391,000 | 1,345 sqft | S$291 | 19 TO 21 | 81 yr 2 mo |
| Oct 2006 | 5 ROOM | S$380,000 | 1,345 sqft | S$282 | 16 TO 18 | 81 yr 3 mo |
Showing the 40 most recent of 104 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 451 Sin Ming Ave
S$703
-1.9%1 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
Blk 453 Sin Ming Ave
S$754
—2 sales4.8% yield
Blk 448 Bright Hill Dr
S$656
-3.0%1 sales5.6% yield
Blk 445 Sin Ming Ave
S$741
-2.0%2 sales4.9% yield
Blk 441 Sin Ming Ave
S$681
-8.7%1 sales5.4% yield
Blk 447 Bright Hill Dr
S$866
—1 sales4.3% 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.