Blk 452 Sin Ming Ave
Project page · 99-year lease from 1989
Based on 3 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 401 | 01 TO 03 | 155 sqm | S$1,420,888 | S$9,167 psm | ×1.000 | S$9,167 psm |
| Aug 2026 | Blk 442 | 19 TO 21 | 160 sqm | S$1,550,000 | S$9,688 psm | ×1.000 | S$9,688 psm |
| May 2026 | Blk 401 | 01 TO 03 | 155 sqm | S$1,140,000 | S$7,355 psm | ×0.999 | S$7,344 psm |
How accurate is this estimate for Sin Ming Ave?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 29 sales in Sin Ming Ave since.
- Median error
- 4.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
3.90% gross yield
S$52,200 of rent a year against the estimate above · 0.97 points below flats like it
Homes like this rent for about S$4,350 a month, the middle of 2 approvals in the last year.
Across Singapore these flats yield 4.87%, from 46 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jan 2026 | 404 | EXECUTIVE | S$4,000 |
| Dec 2025 | 450 | EXECUTIVE | S$4,700 |
median of 2 HDB rental approvals for EXECUTIVE on Sin Ming Ave since 2025-11.
Buying or selling at S$1,338,385?
Buying: Stamp duty on S$1,338,385 · Cash and CPF needed on S$1,338,385 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,338,385.
Each opens with this figure filled in; change anything there.
Primary schools near 452 Sin Ming Ave
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Ai Tong School · 341 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- CHIJ St. Nicholas Girls' School (girls) · 1,492 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 1,515 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,567 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 452 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 150 sqm | S$1,380,000 | S$9,200 psm |
| Apr 2025 | Blk 452 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 146 sqm | S$1,250,000 | S$8,562 psm |
| Jun 2023 | Blk 452 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left excluded: outlier | 146 sqm | S$1,225,000 | S$8,390 psm |
| Aug 2022 | Blk 452 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left | 145 sqm | S$988,000 | S$6,814 psm |
Showing 4 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2025 | Blk 452 · EXECUTIVE | S$4,800 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 61 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 56 years | S$1,290,602 | S$1,424,929 | S$1,536,536 | S$1,570,215 |
| 10 years | 51 years | S$1,231,951 | S$1,501,742 | S$1,746,202 | S$1,823,589 |
| 20 years | 41 years | S$1,099,586 | S$1,633,927 | S$2,209,181 | S$2,409,329 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.