homequant
HDB · 570405

Blk 405 Sin Ming Ave

Project page · 99-year lease from 1986

Indicative value range
S$864,444 – S$962,153
Indicative mid S$928,453 · S$7,737 psm

Based on 15 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 44901 TO 03123 sqmS$850,000S$6,911 psm×1.000S$6,911 psm
Sept 2026Blk 44204 TO 06120 sqmS$868,888S$7,241 psm×1.000S$7,241 psm
Jun 2026Blk 45313 TO 15120 sqmS$988,000S$8,233 psm×1.000S$8,233 psm
Jun 2026Blk 44207 TO 09120 sqmS$1,000,000S$8,333 psm×1.000S$8,333 psm
May 2026Blk 40201 TO 03120 sqmS$850,000S$7,083 psm×1.000S$7,083 psm
Apr 2026Blk 40510 TO 12120 sqmS$850,000S$7,083 psm×1.000S$7,083 psm
Apr 2026Blk 40201 TO 03120 sqmS$860,000S$7,167 psm×1.000S$7,167 psm
Mar 2026Blk 44507 TO 09122 sqmS$950,000S$7,787 psm×0.997S$7,764 psm
Mar 2026Blk 40513 TO 15120 sqmS$970,000S$8,083 psm×0.997S$8,059 psm
Feb 2026Blk 45310 TO 12125 sqmS$1,000,000S$8,000 psm×0.997S$7,976 psm
Jan 2026Blk 40819 TO 21120 sqmS$992,000S$8,267 psm×0.997S$8,242 psm
Jan 2026Blk 40204 TO 06120 sqmS$900,000S$7,500 psm×0.997S$7,478 psm
Jan 2026Blk 44213 TO 15125 sqmS$970,000S$7,760 psm×0.997S$7,737 psm
Dec 2025Blk 45510 TO 12122 sqmS$970,000S$7,951 psm×0.996S$7,920 psm
Nov 2025Blk 44404 TO 06125 sqmS$910,000S$7,280 psm×0.996S$7,251 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.

4.91% gross yield

S$45,600 of rent a year against the estimate above · 0.97 points below flats like it

Homes like this rent for about S$3,800 a month, the middle of 23 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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

ApprovedBlockFlatRent a month
Sept 20264055 ROOMS$4,200
Sept 20264085 ROOMS$3,600
Aug 20264085 ROOMS$3,900
Aug 20264085 ROOMS$3,650
Jul 20264055 ROOMS$4,100
Jun 20264055 ROOMS$3,600
Apr 20264055 ROOMS$3,900
Mar 20264425 ROOMS$4,000

median of 23 HDB rental approvals for 5 ROOM on Sin Ming Ave since 2025-10.

Buying or selling at S$928,453?

Buying: Stamp duty on S$928,453 · Cash and CPF needed on S$928,453 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$928,453.

Each opens with this figure filled in; change anything there.

Primary schools near 405 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 405 · 5 ROOM · 07 TO 09 · Improved · 59 years left
excluded: outlier
120 sqmS$780,000S$6,500 psm
Apr 2026
Blk 405 · 5 ROOM · 10 TO 12 · Improved · 59 years left
120 sqmS$850,000S$7,083 psm
Mar 2026
Blk 405 · 5 ROOM · 13 TO 15 · Improved · 59 years left
120 sqmS$970,000S$8,083 psm
Jun 2025
Blk 405 · 5 ROOM · 07 TO 09 · Improved · 60 years left
120 sqmS$960,000S$8,000 psm
Apr 2025
Blk 405 · 5 ROOM · 22 TO 24 · Improved · 60 years left
120 sqmS$990,000S$8,250 psm
Apr 2024
Blk 405 · 5 ROOM · 16 TO 18 · Improved · 61 years left
120 sqmS$942,000S$7,850 psm
Oct 2023
Blk 405 · 5 ROOM · 10 TO 12 · Improved · 62 years left
120 sqmS$825,000S$6,875 psm
Sept 2022
Blk 405 · 5 ROOM · 19 TO 21 · Improved · 63 years left
120 sqmS$878,888S$7,324 psm
Mar 2022
Blk 405 · 5 ROOM · 07 TO 09 · Improved · 63 years left
120 sqmS$735,000S$6,125 psm
Dec 2021
Blk 405 · 5 ROOM · 13 TO 15 · Improved · 64 years left
120 sqmS$808,000S$6,733 psm
See more

Showing 10 of 47.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years53 yearsS$886,298S$978,544S$1,059,782S$1,078,317
10 years48 yearsS$841,653S$1,025,970S$1,203,392S$1,245,852
20 years38 yearsS$739,903S$1,099,457S$1,512,596S$1,621,218

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.