Blk 442 Sin Ming Ave
Project page · 99-year lease from 1990
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 442 | 04 TO 06 | 120 sqm | S$868,888 | S$7,241 psm | ×1.000 | S$7,241 psm |
| Jun 2026 | Blk 442 | 07 TO 09 | 120 sqm | S$1,000,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Jan 2026 | Blk 442 | 13 TO 15 | 125 sqm | S$970,000 | S$7,760 psm | ×0.997 | S$7,737 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 · 0.77 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 60 to 69 years of lease left yield 5.68%, from 25 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 | 405 | 5 ROOM | S$4,200 |
| Sept 2026 | 408 | 5 ROOM | S$3,600 |
| Aug 2026 | 408 | 5 ROOM | S$3,900 |
| Aug 2026 | 408 | 5 ROOM | S$3,650 |
| Jul 2026 | 405 | 5 ROOM | S$4,100 |
| Jun 2026 | 405 | 5 ROOM | S$3,600 |
| Apr 2026 | 405 | 5 ROOM | S$3,900 |
| Mar 2026 | 442 | 5 ROOM | S$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 442 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 · 110 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Ang Mo Kio Primary School · 1,275 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,317 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ St. Nicholas Girls' School (girls) · 1,371 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 442 · 5 ROOM · 04 TO 06 · Improved · 62 years left | 120 sqm | S$868,888 | S$7,241 psm |
| Aug 2026 | Blk 442 · EXECUTIVE · 19 TO 21 · Maisonette · 63 years left | 160 sqm | S$1,550,000 | S$9,688 psm |
| Jun 2026 | Blk 442 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 120 sqm | S$1,000,000 | S$8,333 psm |
| Jan 2026 | Blk 442 · 5 ROOM · 13 TO 15 · Improved · 63 years left | 125 sqm | S$970,000 | S$7,760 psm |
| Mar 2025 | Blk 442 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 125 sqm | S$988,000 | S$7,904 psm |
| Feb 2025 | Blk 442 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 120 sqm | S$930,000 | S$7,750 psm |
| Sept 2024 | Blk 442 · 5 ROOM · 19 TO 21 · Improved · 65 years left | 120 sqm | S$1,000,888 | S$8,341 psm |
| Jun 2024 | Blk 442 · 5 ROOM · 16 TO 18 · Improved · 65 years left | 120 sqm | S$990,000 | S$8,250 psm |
| Dec 2023 | Blk 442 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 125 sqm | S$958,000 | S$7,664 psm |
| Nov 2023 | Blk 442 · 5 ROOM · 10 TO 12 · Improved · 65 years left | 120 sqm | S$960,000 | S$8,000 psm |
| May 2023 | Blk 442 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 125 sqm | S$860,000 | S$6,880 psm |
| May 2023 | Blk 442 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 125 sqm | S$800,000 | S$6,400 psm |
| Feb 2023 | Blk 442 · 5 ROOM · 13 TO 15 · Improved · 66 years left | 120 sqm | S$938,000 | S$7,817 psm |
| Jan 2022 | Blk 442 · 5 ROOM · 07 TO 09 · Improved · 67 years left | 120 sqm | S$800,000 | S$6,667 psm |
Showing 14 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 442 · 5 ROOM | S$4,000 | — |
| Dec 2025 | Blk 442 · 5 ROOM | S$2,200 | — |
| Oct 2025 | Blk 442 · EXECUTIVE | S$5,000 | — |
| Jun 2025 | Blk 442 · 5 ROOM | S$3,700 | — |
| Apr 2024 | Blk 442 · 5 ROOM | S$3,900 | — |
| Mar 2024 | Blk 442 · 5 ROOM | S$3,700 | — |
| Jan 2024 | Blk 442 · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 442 · EXECUTIVE | S$5,000 | — |
| Nov 2023 | Blk 442 · 5 ROOM | S$2,200 | — |
| Apr 2023 | Blk 442 · 5 ROOM | S$3,400 | — |
| May 2022 | Blk 442 · 5 ROOM | S$3,000 | — |
| Mar 2022 | Blk 442 · 5 ROOM | S$2,300 | — |
| Jan 2022 | Blk 442 · 5 ROOM | S$2,100 | — |
| Dec 2021 | Blk 442 · EXECUTIVE | S$3,000 | — |
| Dec 2021 | Blk 442 · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 442 · 5 ROOM | S$2,400 | — |
| Feb 2021 | Blk 442 · 5 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 62 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 | 57 years | S$895,767 | S$988,999 | S$1,071,105 | S$1,089,838 |
| 10 years | 52 years | S$855,096 | S$1,042,357 | S$1,222,613 | S$1,265,751 |
| 20 years | 42 years | S$764,720 | S$1,136,333 | S$1,563,329 | S$1,675,595 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.