Blk 406 Sin Ming Ave
Project page · 99-year lease from 1987
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 406 | 04 TO 06 | 64 sqm | S$555,000 | S$8,672 psm | ×1.000 | S$8,672 psm |
| Sept 2026 | Blk 406 | 10 TO 12 | 64 sqm | S$615,000 | S$9,609 psm | ×1.000 | S$9,609 psm |
| Sept 2026 | Blk 406 | 13 TO 15 | 64 sqm | S$584,000 | S$9,125 psm | ×1.000 | S$9,125 psm |
| Dec 2025 | Blk 406 | 10 TO 12 | 64 sqm | S$580,000 | S$9,063 psm | ×0.996 | S$9,027 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.
6.20% gross yield
S$36,000 of rent a year against the estimate above · 1.61 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 407 | 3 ROOM | S$3,000 |
| Aug 2026 | 403 | 3 ROOM | S$2,000 |
| Jul 2026 | 407 | 3 ROOM | S$2,900 |
| Jun 2026 | 407 | 3 ROOM | S$2,700 |
| May 2026 | 406 | 3 ROOM | S$3,300 |
| May 2026 | 403 | 3 ROOM | S$3,300 |
| May 2026 | 406 | 3 ROOM | S$3,000 |
| Mar 2026 | 406 | 3 ROOM | S$2,700 |
median of 19 HDB rental approvals for 3 ROOM on Sin Ming Ave since 2025-10.
Buying or selling at S$580,860?
Buying: Stamp duty on S$580,860 · Cash and CPF needed on S$580,860 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$580,860.
Each opens with this figure filled in; change anything there.
Primary schools near 406 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 · 227 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 832 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 963 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Catholic High School (boys) · 1,360 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,722 m · no 2025 Phase 2C ballot
- Teck Ghee Primary School · 1,813 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$555,000 | S$8,672 psm |
| Sept 2026 | Blk 406 · 3 ROOM · 13 TO 15 · Simplified · 60 years left | 64 sqm | S$584,000 | S$9,125 psm |
| Sept 2026 | Blk 406 · 4 ROOM · 10 TO 12 · Simplified · 60 years left | 84 sqm | S$740,000 | S$8,810 psm |
| Sept 2026 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 60 years left | 64 sqm | S$615,000 | S$9,609 psm |
| Jul 2026 | Blk 406 · 4 ROOM · 13 TO 15 · Simplified · 60 years left | 84 sqm | S$720,000 | S$8,571 psm |
| Jun 2026 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 60 years left excluded: outlier | 64 sqm | S$498,000 | S$7,781 psm |
| Dec 2025 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 60 years left | 64 sqm | S$580,000 | S$9,063 psm |
| Sept 2025 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 64 sqm | S$570,000 | S$8,906 psm |
| Jun 2025 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 61 years left | 64 sqm | S$580,000 | S$9,063 psm |
| Apr 2025 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 61 years left | 64 sqm | S$570,000 | S$8,906 psm |
| Feb 2025 | Blk 406 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 91 sqm | S$788,000 | S$8,659 psm |
| Feb 2025 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 61 years left excluded: outlier | 64 sqm | S$599,000 | S$9,359 psm |
| Aug 2024 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 89 sqm | S$768,000 | S$8,629 psm |
| May 2024 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$550,000 | S$8,594 psm |
| Mar 2024 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 62 years left | 64 sqm | S$510,888 | S$7,983 psm |
| Feb 2024 | Blk 406 · 3 ROOM · 01 TO 03 · Simplified · 62 years left | 64 sqm | S$456,000 | S$7,125 psm |
| Nov 2023 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$605,000 | S$7,202 psm |
| Jul 2023 | Blk 406 · 3 ROOM · 10 TO 12 · Simplified · 63 years left | 64 sqm | S$490,000 | S$7,656 psm |
| Jul 2023 | Blk 406 · 3 ROOM · 07 TO 09 · Simplified · 63 years left | 64 sqm | S$485,000 | S$7,578 psm |
| May 2023 | Blk 406 · 3 ROOM · 01 TO 03 · Simplified · 63 years left | 64 sqm | S$440,000 | S$6,875 psm |
| Mar 2023 | Blk 406 · 3 ROOM · 13 TO 15 · Simplified · 63 years left | 64 sqm | S$455,000 | S$7,109 psm |
| Sept 2022 | Blk 406 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 89 sqm | S$625,000 | S$7,022 psm |
| Jun 2022 | Blk 406 · 3 ROOM · 04 TO 06 · Simplified · 64 years left excluded: outlier | 64 sqm | S$488,000 | S$7,625 psm |
| May 2022 | Blk 406 · 4 ROOM · 07 TO 09 · Simplified · 64 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Dec 2021 | Blk 406 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 89 sqm | S$500,000 | S$5,618 psm |
Showing 25 of 116.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 406 · 4 ROOM | S$3,600 | — |
| May 2026 | Blk 406 · 3 ROOM | S$3,300 | — |
| May 2026 | Blk 406 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 406 · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 406 · 3 ROOM | S$2,700 | — |
| Feb 2026 | Blk 406 · 3 ROOM | S$3,500 | — |
| Feb 2026 | Blk 406 · 4 ROOM | S$2,000 | — |
| Dec 2025 | Blk 406 · 3 ROOM | S$2,200 | — |
| Oct 2025 | Blk 406 · 3 ROOM | S$3,188 | — |
| Sept 2025 | Blk 406 · 4 ROOM | S$3,800 | — |
| May 2025 | Blk 406 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 406 · 4 ROOM | S$3,700 | — |
| Apr 2025 | Blk 406 · 3 ROOM | S$3,200 | — |
| Apr 2025 | Blk 406 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 406 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 406 · 3 ROOM | S$2,700 | — |
| Feb 2025 | Blk 406 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 406 · 3 ROOM | S$2,400 | — |
| Dec 2024 | Blk 406 · 4 ROOM | S$3,400 | — |
| Jun 2024 | Blk 406 · 3 ROOM | S$2,000 | — |
| May 2024 | Blk 406 · 4 ROOM | S$3,500 | — |
| Mar 2024 | Blk 406 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 406 · 4 ROOM | S$4,000 | — |
| Feb 2024 | Blk 406 · 3 ROOM | S$2,700 | — |
| Feb 2024 | Blk 406 · 4 ROOM | S$2,000 | — |
| Jan 2024 | Blk 406 · 3 ROOM | S$2,100 | — |
| Oct 2023 | Blk 406 · 4 ROOM | S$4,000 | — |
| Jul 2023 | Blk 406 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 406 · 3 ROOM | S$2,500 | — |
| Jun 2023 | Blk 406 · 3 ROOM | S$2,300 | — |
| May 2023 | Blk 406 · 4 ROOM | S$2,000 | — |
| Apr 2023 | Blk 406 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 406 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 406 · 3 ROOM | S$1,500 | — |
| Feb 2023 | Blk 406 · 3 ROOM | S$2,700 | — |
| Feb 2023 | Blk 406 · 3 ROOM | S$1,550 | — |
| Jun 2022 | Blk 406 · 4 ROOM | S$2,400 | — |
| Jun 2022 | Blk 406 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 406 · 4 ROOM | S$2,000 | — |
| Mar 2022 | Blk 406 · 4 ROOM | S$3,500 | — |
| Feb 2022 | Blk 406 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 406 · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 406 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 406 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 406 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 406 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 406 · 3 ROOM | S$1,800 | — |
| May 2021 | Blk 406 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 406 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 406 · 3 ROOM | S$1,550 | — |
| Mar 2021 | Blk 406 · 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 59 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 | 54 years | S$554,487 | S$612,198 | S$663,022 | S$674,618 |
| 10 years | 49 years | S$526,556 | S$641,869 | S$752,868 | S$779,432 |
| 20 years | 39 years | S$462,899 | S$687,844 | S$946,312 | S$1,014,269 |
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.