Blk 22 Sin Ming Rd
Project page · 99-year lease from 1973
Based on 8 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 22 | 04 TO 06 | 68 sqm | S$395,000 | S$5,809 psm | ×1.000 | S$5,809 psm |
| Sept 2026 | Blk 22 | 07 TO 09 | 68 sqm | S$368,000 | S$5,412 psm | ×1.000 | S$5,412 psm |
| Aug 2026 | Blk 22 | 04 TO 06 | 68 sqm | S$348,000 | S$5,118 psm | ×1.000 | S$5,118 psm |
| Aug 2026 | Blk 22 | 07 TO 09 | 68 sqm | S$368,000 | S$5,412 psm | ×1.000 | S$5,412 psm |
| Jul 2026 | Blk 22 | 04 TO 06 | 68 sqm | S$350,000 | S$5,147 psm | ×1.000 | S$5,147 psm |
| Jul 2026 | Blk 22 | 01 TO 03 | 68 sqm | S$338,000 | S$4,971 psm | ×1.000 | S$4,971 psm |
| Feb 2026 | Blk 22 | 01 TO 03 | 68 sqm | S$366,000 | S$5,382 psm | ×0.997 | S$5,366 psm |
| Jan 2026 | Blk 22 | 04 TO 06 | 68 sqm | S$388,000 | S$5,706 psm | ×0.997 | S$5,689 psm |
How accurate is this estimate for Sin Ming Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Sin Ming Rd since.
- Median error
- 4.2%
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.
9.17% gross yield
S$33,600 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 blocks. This town has too few such blocks to measure on its own.
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 |
|---|---|---|---|
| Sept 2026 | 24 | 3 ROOM | S$3,300 |
| Sept 2026 | 22 | 3 ROOM | S$3,000 |
| Sept 2026 | 23 | 3 ROOM | S$2,200 |
| Aug 2026 | 22 | 3 ROOM | S$3,000 |
| Aug 2026 | 24 | 3 ROOM | S$2,800 |
| Jul 2026 | 24 | 3 ROOM | S$3,100 |
| Jul 2026 | 22 | 3 ROOM | S$2,800 |
| Jul 2026 | 22 | 3 ROOM | S$2,600 |
median of 26 HDB rental approvals for 3 ROOM on Sin Ming Rd since 2025-10.
Buying or selling at S$366,460?
Buying: Stamp duty on S$366,460 · Cash and CPF needed on S$366,460 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$366,460.
Each opens with this figure filled in; change anything there.
Primary schools near 22 Sin Ming Rd
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
- Catholic High School (boys) · 515 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ai Tong School · 720 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Ang Mo Kio Primary School · 1,238 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,478 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,543 m
- CHIJ St. Nicholas Girls' School (girls) · 1,726 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,743 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,751 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 68 sqm | S$368,000 | S$5,412 psm |
| Sept 2026 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Aug 2026 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 68 sqm | S$368,000 | S$5,412 psm |
| Aug 2026 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 68 sqm | S$348,000 | S$5,118 psm |
| Jul 2026 | Blk 22 · 3 ROOM · 01 TO 03 · Improved · 46 years left | 68 sqm | S$338,000 | S$4,971 psm |
| Jul 2026 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 68 sqm | S$350,000 | S$5,147 psm |
| Feb 2026 | Blk 22 · 3 ROOM · 01 TO 03 · Improved · 47 years left | 68 sqm | S$366,000 | S$5,382 psm |
| Jan 2026 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 68 sqm | S$388,000 | S$5,706 psm |
| Jun 2025 | Blk 22 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 68 sqm | S$388,888 | S$5,719 psm |
| Jun 2025 | Blk 22 · 3 ROOM · 01 TO 03 · Improved · 47 years left | 68 sqm | S$336,000 | S$4,941 psm |
| Jan 2025 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 68 sqm | S$362,888 | S$5,337 psm |
| Jan 2025 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 68 sqm | S$340,000 | S$5,000 psm |
| Oct 2024 | Blk 22 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 68 sqm | S$378,888 | S$5,572 psm |
| Aug 2024 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 68 sqm | S$345,000 | S$5,074 psm |
| Jul 2024 | Blk 22 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 68 sqm | S$335,000 | S$4,926 psm |
| May 2024 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 68 sqm | S$348,000 | S$5,118 psm |
| May 2023 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 68 sqm | S$350,000 | S$5,147 psm |
| May 2023 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 68 sqm | S$320,000 | S$4,706 psm |
| Jan 2023 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 68 sqm | S$320,000 | S$4,706 psm |
| Oct 2022 | Blk 22 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 68 sqm | S$338,000 | S$4,971 psm |
| Sept 2022 | Blk 22 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 68 sqm | S$300,000 | S$4,412 psm |
| Aug 2022 | Blk 22 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 68 sqm | S$315,000 | S$4,632 psm |
| Jul 2022 | Blk 22 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 68 sqm | S$295,000 | S$4,338 psm |
| Jun 2022 | Blk 22 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 68 sqm | S$318,000 | S$4,676 psm |
| Jun 2022 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 67 sqm | S$303,000 | S$4,522 psm |
| Feb 2022 | Blk 22 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 68 sqm | S$310,000 | S$4,559 psm |
| Feb 2022 | Blk 22 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 68 sqm | S$276,000 | S$4,059 psm |
| Jan 2022 | Blk 22 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 68 sqm | S$305,000 | S$4,485 psm |
| Jan 2022 | Blk 22 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 68 sqm | S$302,000 | S$4,441 psm |
| Jan 2022 | Blk 22 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 68 sqm | S$275,000 | S$4,044 psm |
Showing 30 of 149.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 22 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 22 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 22 · 3 ROOM | S$2,800 | — |
| Jul 2026 | Blk 22 · 3 ROOM | S$2,600 | — |
| May 2026 | Blk 22 · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 22 · 3 ROOM | S$2,700 | — |
| Feb 2026 | Blk 22 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 22 · 3 ROOM | S$2,850 | — |
| Jan 2026 | Blk 22 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 22 · 3 ROOM | S$2,600 | — |
| Nov 2025 | Blk 22 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 22 · 3 ROOM | S$2,900 | — |
| Sept 2025 | Blk 22 · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 22 · 3 ROOM | S$2,600 | — |
| Jul 2025 | Blk 22 · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 22 · 3 ROOM | S$2,500 | — |
| Apr 2025 | Blk 22 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 22 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 22 · 3 ROOM | S$2,450 | — |
| Mar 2025 | Blk 22 · 3 ROOM | S$1,900 | — |
| Jan 2025 | Blk 22 · 3 ROOM | S$3,050 | — |
| Jan 2025 | Blk 22 · 3 ROOM | S$1,800 | — |
| Dec 2024 | Blk 22 · 3 ROOM | S$2,600 | — |
| Nov 2024 | Blk 22 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 22 · 3 ROOM | S$2,200 | — |
| Aug 2024 | Blk 22 · 3 ROOM | S$2,400 | — |
| Jul 2024 | Blk 22 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 22 · 3 ROOM | S$2,400 | — |
| Jun 2024 | Blk 22 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 22 · 3 ROOM | S$3,100 | — |
| Mar 2024 | Blk 22 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 22 · 3 ROOM | S$2,300 | — |
| Dec 2023 | Blk 22 · 3 ROOM | S$3,200 | — |
| Dec 2023 | Blk 22 · 3 ROOM | S$3,050 | — |
| Dec 2023 | Blk 22 · 3 ROOM | S$2,600 | — |
| Dec 2023 | Blk 22 · 3 ROOM | S$2,500 | — |
| Oct 2023 | Blk 22 · 3 ROOM | S$3,300 | — |
| Oct 2023 | Blk 22 · 3 ROOM | S$2,600 | — |
| Jul 2023 | Blk 22 · 3 ROOM | S$3,200 | — |
| Jul 2023 | Blk 22 · 3 ROOM | S$2,900 | — |
| Jul 2023 | Blk 22 · 3 ROOM | S$1,650 | — |
| Jun 2023 | Blk 22 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 22 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 22 · 3 ROOM | S$1,800 | — |
| May 2023 | Blk 22 · 3 ROOM | S$1,700 | — |
| Apr 2023 | Blk 22 · 3 ROOM | S$1,780 | — |
| Feb 2023 | Blk 22 · 3 ROOM | S$2,150 | — |
| Dec 2022 | Blk 22 · 3 ROOM | S$2,800 | — |
| Dec 2022 | Blk 22 · 3 ROOM | S$2,600 | — |
| Dec 2022 | Blk 22 · 3 ROOM | S$2,500 | — |
| Dec 2022 | Blk 22 · 3 ROOM | S$1,600 | — |
| Oct 2022 | Blk 22 · 3 ROOM | S$2,600 | — |
| Jun 2022 | Blk 22 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 22 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 22 · 3 ROOM | S$2,300 | — |
| Apr 2022 | Blk 22 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 22 · 3 ROOM | S$1,730 | — |
| Dec 2021 | Blk 22 · 3 ROOM | S$2,500 | — |
| Dec 2021 | Blk 22 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 22 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 22 · 3 ROOM | S$1,600 | — |
| Jun 2021 | Blk 22 · 3 ROOM | S$1,650 | — |
| May 2021 | Blk 22 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 22 · 3 ROOM | S$1,500 | — |
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 45 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 40 years | S$345,112 | S$381,032 | S$412,665 | S$419,882 |
| 10 years | 35 years | S$322,158 | S$392,708 | S$460,620 | S$476,872 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.