Blk 404 Sin Ming Ave
Project page · 99-year lease from 1986
Based on 4 sales in this street, last 24 months. Search widened 2 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| 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 | ×1.000 | S$7,355 psm |
| Aug 2025 | Blk 452 | 01 TO 03 | 150 sqm | S$1,380,000 | S$9,200 psm | ×0.996 | S$9,159 psm |
| Apr 2025 | Blk 452 | 01 TO 03 | 146 sqm | S$1,250,000 | S$8,562 psm | ×1.000 | S$8,557 psm |
How accurate is this estimate for Sin Ming Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 32 sales in Sin Ming Ave since.
- Median error
- 4.5%
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.
4.12% gross yield
S$56,400 of rent a year against the estimate above · 0.38 points below flats like it
Homes like this rent for about S$4,700 a month, the middle of 3 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 |
|---|---|---|---|
| Jan 2026 | 404 | EXECUTIVE | S$4,000 |
| Dec 2025 | 450 | EXECUTIVE | S$4,700 |
| Oct 2025 | 442 | EXECUTIVE | S$5,000 |
median of 3 HDB rental approvals for EXECUTIVE on Sin Ming Ave since 2025-10.
Buying or selling at S$1,368,620?
Buying: Stamp duty on S$1,368,620 · Cash and CPF needed on S$1,368,620 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,368,620.
Each opens with this figure filled in; change anything there.
Primary schools near 404 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 · 205 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 844 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 996 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Catholic High School (boys) · 1,325 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,738 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,798 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2024 | Blk 404 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 149 sqm | S$1,080,000 | S$7,248 psm |
| Jan 2024 | Blk 404 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 154 sqm | S$1,038,888 | S$6,746 psm |
| Mar 2023 | Blk 404 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 154 sqm | S$980,000 | S$6,364 psm |
| Jan 2022 | Blk 404 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 155 sqm | S$920,000 | S$5,935 psm |
Showing 4 of 16.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 404 · EXECUTIVE | S$4,000 | — |
| Feb 2024 | Blk 404 · EXECUTIVE | S$3,800 | — |
| Feb 2022 | Blk 404 · EXECUTIVE | S$2,600 | — |
| Mar 2021 | Blk 404 · EXECUTIVE | S$2,400 | — |
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 58 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 | 53 years | S$1,306,479 | S$1,442,458 | S$1,562,210 | S$1,589,531 |
| 10 years | 48 years | S$1,240,669 | S$1,512,368 | S$1,773,903 | S$1,836,493 |
| 20 years | 38 years | S$1,090,680 | S$1,620,694 | S$2,229,696 | S$2,389,815 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.