Blk 449 Sin Ming Ave
Project page · 99-year lease from 1990
Based on 6 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 455 | 10 TO 12 | 114 sqm | S$870,000 | S$7,632 psm | ×1.000 | S$7,632 psm |
| Aug 2026 | Blk 455 | 04 TO 06 | 103 sqm | S$815,888 | S$7,921 psm | ×1.000 | S$7,921 psm |
| Jul 2026 | Blk 449 | 10 TO 12 | 103 sqm | S$750,000 | S$7,282 psm | ×1.000 | S$7,282 psm |
| May 2026 | Blk 445 | 07 TO 09 | 105 sqm | S$858,000 | S$8,171 psm | ×1.000 | S$8,171 psm |
| Mar 2026 | Blk 441 | 01 TO 03 | 107 sqm | S$783,888 | S$7,326 psm | ×0.997 | S$7,304 psm |
| Jan 2026 | Blk 451 | 07 TO 09 | 107 sqm | S$810,000 | S$7,570 psm | ×0.997 | S$7,548 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.
5.35% gross yield
S$42,600 of rent a year against the estimate above · 1.34 points below flats like it
Homes like this rent for about S$3,550 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 445 | 4 ROOM | S$3,600 |
| Sept 2026 | 403 | 4 ROOM | S$2,500 |
| Aug 2026 | 451 | 4 ROOM | S$3,700 |
| Aug 2026 | 443 | 4 ROOM | S$3,400 |
| Aug 2026 | 455 | 4 ROOM | S$3,300 |
| Jul 2026 | 407 | 4 ROOM | S$3,100 |
| Jun 2026 | 407 | 4 ROOM | S$3,800 |
| May 2026 | 441 | 4 ROOM | S$3,700 |
median of 26 HDB rental approvals for 4 ROOM on Sin Ming Ave since 2025-10.
Buying or selling at S$796,915?
Buying: Stamp duty on S$796,915 · Cash and CPF needed on S$796,915 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$796,915.
Each opens with this figure filled in; change anything there.
Primary schools near 449 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 · 301 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Catholic High School (boys) · 1,440 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 1,482 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 1,520 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 449 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 123 sqm | S$850,000 | S$6,911 psm |
| Jul 2026 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 103 sqm | S$750,000 | S$7,282 psm |
| May 2025 | Blk 449 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 110 sqm | S$770,000 | S$7,000 psm |
| Sept 2024 | Blk 449 · EXECUTIVE · 10 TO 12 · Maisonette · 65 years left | 189 sqm | S$1,280,000 | S$6,772 psm |
| Jul 2024 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 105 sqm | S$820,000 | S$7,810 psm |
| May 2024 | Blk 449 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 105 sqm | S$840,000 | S$8,000 psm |
| Jan 2024 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 105 sqm | S$845,000 | S$8,048 psm |
| Apr 2022 | Blk 449 · 4 ROOM · 10 TO 12 · Model A · 67 years left | 103 sqm | S$650,000 | S$6,311 psm |
| Mar 2022 | Blk 449 · 4 ROOM · 07 TO 09 · Model A · 67 years left | 105 sqm | S$700,000 | S$6,667 psm |
| Nov 2021 | Blk 449 · EXECUTIVE · 10 TO 12 · Maisonette · 67 years left | 199 sqm | S$980,000 | S$4,925 psm |
Showing 10 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 449 · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 449 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 449 · 4 ROOM | S$3,700 | — |
| Nov 2024 | Blk 449 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 449 · 5 ROOM | S$4,000 | — |
| Jul 2023 | Blk 449 · 4 ROOM | S$4,300 | — |
| Jul 2023 | Blk 449 · 4 ROOM | S$3,600 | — |
| Feb 2023 | Blk 449 · 4 ROOM | S$3,800 | — |
| Sept 2022 | Blk 449 · 5 ROOM | S$3,800 | — |
| Aug 2022 | Blk 449 · 4 ROOM | S$3,300 | — |
| Dec 2021 | Blk 449 · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 449 · 5 ROOM | S$2,300 | — |
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$768,860 | S$848,884 | S$919,357 | S$935,436 |
| 10 years | 52 years | S$733,951 | S$894,682 | S$1,049,400 | S$1,086,427 |
| 20 years | 42 years | S$656,379 | S$975,344 | S$1,341,845 | S$1,438,206 |
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.