Blk 25 Sin Ming Rd
Project page · 99-year lease from 1974
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 25 | 04 TO 06 | 88 sqm | S$515,000 | S$5,852 psm | ×1.000 | S$5,852 psm |
| May 2026 | Blk 25 | 10 TO 12 | 88 sqm | S$460,000 | S$5,227 psm | ×1.000 | S$5,227 psm |
| Apr 2026 | Blk 25 | 10 TO 12 | 88 sqm | S$520,000 | S$5,909 psm | ×1.000 | S$5,909 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.
7.69% gross yield
S$39,600 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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 |
|---|---|---|---|
| Aug 2026 | 25 | 4 ROOM | S$3,200 |
| Jun 2026 | 25 | 4 ROOM | S$3,600 |
| Jun 2026 | 25 | 4 ROOM | S$3,400 |
| Jun 2026 | 25 | 4 ROOM | S$3,150 |
| Apr 2026 | 25 | 4 ROOM | S$3,300 |
| Dec 2025 | 25 | 4 ROOM | S$3,300 |
median of 6 HDB rental approvals for 4 ROOM on Sin Ming Rd since 2025-10.
Buying or selling at S$515,000?
Buying: Stamp duty on S$515,000 · Cash and CPF needed on S$515,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$515,000.
Each opens with this figure filled in; change anything there.
Primary schools near 25 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) · 650 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ai Tong School · 668 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Ang Mo Kio Primary School · 1,471 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,554 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,779 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,804 m
- CHIJ St. Nicholas Girls' School (girls) · 1,859 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,865 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 25 · 4 ROOM · 10 TO 12 · Improved · 47 years left excluded: outlier | 88 sqm | S$450,000 | S$5,114 psm |
| Jul 2026 | Blk 25 · 4 ROOM · 04 TO 06 · Improved · 47 years left | 88 sqm | S$515,000 | S$5,852 psm |
| May 2026 | Blk 25 · 4 ROOM · 10 TO 12 · Improved · 47 years left | 88 sqm | S$460,000 | S$5,227 psm |
| Apr 2026 | Blk 25 · 4 ROOM · 10 TO 12 · Improved · 47 years left | 88 sqm | S$520,000 | S$5,909 psm |
| Oct 2025 | Blk 25 · 4 ROOM · 07 TO 09 · Improved · 48 years left | 88 sqm | S$518,000 | S$5,886 psm |
| May 2025 | Blk 25 · 4 ROOM · 07 TO 09 · Improved · 48 years left | 88 sqm | S$508,000 | S$5,773 psm |
| May 2025 | Blk 25 · 4 ROOM · 10 TO 12 · Improved · 48 years left | 88 sqm | S$512,100 | S$5,819 psm |
| Jan 2025 | Blk 25 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 88 sqm | S$495,000 | S$5,625 psm |
| Dec 2024 | Blk 25 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 88 sqm | S$425,000 | S$4,830 psm |
| Sept 2024 | Blk 25 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 88 sqm | S$442,000 | S$5,023 psm |
| Jul 2024 | Blk 25 · 4 ROOM · 04 TO 06 · Improved · 49 years left | 88 sqm | S$435,000 | S$4,943 psm |
| May 2024 | Blk 25 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 88 sqm | S$429,888 | S$4,885 psm |
| Mar 2024 | Blk 25 · 4 ROOM · 04 TO 06 · Improved · 49 years left | 88 sqm | S$430,000 | S$4,886 psm |
| Dec 2023 | Blk 25 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 88 sqm | S$425,000 | S$4,830 psm |
| Oct 2023 | Blk 25 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 88 sqm | S$490,000 | S$5,568 psm |
| Jun 2023 | Blk 25 · 4 ROOM · 04 TO 06 · Improved · 50 years left | 88 sqm | S$425,000 | S$4,830 psm |
| Apr 2023 | Blk 25 · 4 ROOM · 10 TO 12 · Improved · 50 years left | 88 sqm | S$438,888 | S$4,987 psm |
| Mar 2023 | Blk 25 · 4 ROOM · 10 TO 12 · Improved · 50 years left | 88 sqm | S$430,000 | S$4,886 psm |
| Apr 2022 | Blk 25 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 88 sqm | S$428,000 | S$4,864 psm |
| Apr 2022 | Blk 25 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 88 sqm | S$350,000 | S$3,977 psm |
| Mar 2022 | Blk 25 · 4 ROOM · 01 TO 03 · Improved · 51 years left | 88 sqm | S$416,500 | S$4,733 psm |
| Jan 2022 | Blk 25 · 4 ROOM · 04 TO 06 · Improved · 52 years left | 88 sqm | S$416,000 | S$4,727 psm |
Showing 22 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 25 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 25 · 4 ROOM | S$3,600 | — |
| Jun 2026 | Blk 25 · 4 ROOM | S$3,400 | — |
| Jun 2026 | Blk 25 · 4 ROOM | S$3,150 | — |
| Apr 2026 | Blk 25 · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 25 · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 25 · 4 ROOM | S$3,400 | — |
| May 2025 | Blk 25 · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 25 · 4 ROOM | S$1,600 | — |
| Feb 2025 | Blk 25 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 25 · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 25 · 4 ROOM | S$3,600 | — |
| Nov 2024 | Blk 25 · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 25 · 4 ROOM | S$2,850 | — |
| Jul 2024 | Blk 25 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 25 · 4 ROOM | S$3,088 | — |
| Jul 2024 | Blk 25 · 4 ROOM | S$2,500 | — |
| Jun 2024 | Blk 25 · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 25 · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 25 · 4 ROOM | S$3,200 | — |
| Jan 2024 | Blk 25 · 4 ROOM | S$2,600 | — |
| Dec 2023 | Blk 25 · 4 ROOM | S$3,200 | — |
| Nov 2023 | Blk 25 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 25 · 4 ROOM | S$2,450 | — |
| May 2023 | Blk 25 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 25 · 4 ROOM | S$2,700 | — |
| Mar 2023 | Blk 25 · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 25 · 4 ROOM | S$2,800 | — |
| Mar 2023 | Blk 25 · 4 ROOM | S$1,800 | — |
| Jan 2023 | Blk 25 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 25 · 4 ROOM | S$2,500 | — |
| Nov 2022 | Blk 25 · 4 ROOM | S$3,500 | — |
| Sept 2022 | Blk 25 · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 25 · 4 ROOM | S$2,550 | — |
| Jun 2022 | Blk 25 · 4 ROOM | S$2,700 | — |
| Apr 2022 | Blk 25 · 4 ROOM | S$2,750 | — |
| Mar 2022 | Blk 25 · 4 ROOM | S$2,250 | — |
| Mar 2022 | Blk 25 · 4 ROOM | S$2,100 | — |
| Feb 2022 | Blk 25 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 25 · 4 ROOM | S$2,800 | — |
| Jan 2022 | Blk 25 · 4 ROOM | S$1,900 | — |
| Dec 2021 | Blk 25 · 4 ROOM | S$2,200 | — |
| Dec 2021 | Blk 25 · 4 ROOM | S$1,800 | — |
| Nov 2021 | Blk 25 · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 25 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 25 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 25 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 25 · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 25 · 4 ROOM | S$1,800 | — |
| Feb 2021 | Blk 25 · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 25 · 4 ROOM | S$1,900 | — |
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 46 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 | 41 years | S$484,999 | S$535,478 | S$579,933 | S$590,075 |
| 10 years | 36 years | S$452,740 | S$551,887 | S$647,326 | S$670,166 |
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.