homequant
HDB · 570407

Blk 407 Sin Ming Ave

Project page · 99-year lease from 1986

Indicative value range
S$555,000 – S$584,000
Indicative mid S$577,721 · S$9,027 psm

Based on 5 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 40604 TO 0664 sqmS$555,000S$8,672 psm×1.000S$8,672 psm
Sept 2026Blk 40610 TO 1264 sqmS$615,000S$9,609 psm×1.000S$9,609 psm
Sept 2026Blk 40613 TO 1564 sqmS$584,000S$9,125 psm×1.000S$9,125 psm
Jun 2026Blk 40704 TO 0664 sqmS$538,000S$8,406 psm×1.000S$8,406 psm
Dec 2025Blk 40610 TO 1264 sqmS$580,000S$9,063 psm×0.996S$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.

6.23% gross yield

S$36,000 of rent a year against the estimate above · 1.58 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

ApprovedBlockFlatRent a month
Sept 20264073 ROOMS$3,000
Aug 20264033 ROOMS$2,000
Jul 20264073 ROOMS$2,900
Jun 20264073 ROOMS$2,700
May 20264063 ROOMS$3,300
May 20264033 ROOMS$3,300
May 20264063 ROOMS$3,000
Mar 20264063 ROOMS$2,700

median of 19 HDB rental approvals for 3 ROOM on Sin Ming Ave since 2025-10.

Buying or selling at S$577,721?

Buying: Stamp duty on S$577,721 · Cash and CPF needed on S$577,721 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$577,721.

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

Primary schools near 407 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
Jun 2026
Blk 407 · 3 ROOM · 04 TO 06 · Simplified · 59 years left
64 sqmS$538,000S$8,406 psm
May 2026
Blk 407 · 4 ROOM · 04 TO 06 · Simplified · 59 years left
84 sqmS$708,000S$8,429 psm
Apr 2025
Blk 407 · 4 ROOM · 10 TO 12 · Simplified · 60 years left
84 sqmS$750,000S$8,929 psm
Dec 2024
Blk 407 · 3 ROOM · 04 TO 06 · Simplified · 61 years left
64 sqmS$540,000S$8,438 psm
Jul 2024
Blk 407 · 3 ROOM · 10 TO 12 · Simplified · 61 years left
64 sqmS$528,000S$8,250 psm
Apr 2024
Blk 407 · 3 ROOM · 13 TO 15 · Simplified · 61 years left
64 sqmS$510,000S$7,969 psm
Dec 2023
Blk 407 · 3 ROOM · 10 TO 12 · Simplified · 62 years left
64 sqmS$485,000S$7,578 psm
Apr 2023
Blk 407 · 3 ROOM · 07 TO 09 · Simplified · 62 years left
64 sqmS$470,000S$7,344 psm
Feb 2023
Blk 407 · 3 ROOM · 10 TO 12 · Simplified · 63 years left
64 sqmS$480,000S$7,500 psm
Dec 2022
Blk 407 · 4 ROOM · 13 TO 15 · Simplified · 63 years left
89 sqmS$670,000S$7,528 psm
Jul 2022
Blk 407 · 3 ROOM · 04 TO 06 · Simplified · 63 years left
64 sqmS$428,000S$6,688 psm
Jun 2022
Blk 407 · 4 ROOM · 01 TO 03 · Simplified · 63 years left
89 sqmS$550,000S$6,180 psm
Apr 2022
Blk 407 · 4 ROOM · 10 TO 12 · Simplified · 63 years left
89 sqmS$598,000S$6,719 psm
Apr 2022
Blk 407 · 3 ROOM · 07 TO 09 · Simplified · 63 years left
64 sqmS$438,000S$6,844 psm
Feb 2022
Blk 407 · 3 ROOM · 10 TO 12 · Simplified · 64 years left
64 sqmS$428,000S$6,688 psm
See more

Showing 15 of 82.

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$551,490S$608,890S$659,439S$670,972
10 years48 yearsS$523,710S$638,400S$748,799S$775,219
20 years38 yearsS$460,397S$684,126S$941,198S$1,008,787

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.