Blk 407 Sin Ming Ave

7 filed resale transactions · Bishan · 59 years 02 months of lease left

Median, per square foot
781 psf
Observed range
$704 — $829 psf
S$538k median price

Lease to 2085 · 7 filed transactions

S$538k
Median price
7
Filed transactions
16%
Spread, low to high

HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month7 months with a sale

Dec '23 · S$485kJun '26 · S$538k

The transactions behind those figures7 of 7

Nothing modelled — these are the filed sales.

64 sqm · storey 04–063 ROOM · Simplified · 2026-06
S$538,000$781 psf
84 sqm · storey 04–064 ROOM · Simplified · 2026-05
S$708,000$783 psf
84 sqm · storey 10–124 ROOM · Simplified · 2025-04
S$750,000$829 psf
64 sqm · storey 04–063 ROOM · Simplified · 2024-12
S$540,000$784 psf
64 sqm · storey 10–123 ROOM · Simplified · 2024-07
S$528,000$766 psf
64 sqm · storey 13–153 ROOM · Simplified · 2024-04
S$510,000$740 psf
64 sqm · storey 10–123 ROOM · Simplified · 2023-12
S$485,000$704 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

Where it sits in Bishan219 blocks

S$781 psf puts this block in band 6 of 6 for Bishan — 189 of 219 blocks with a filed median went for less.

Skip the map
S$477S$1186median psf, six equal-sized groups in this town
Blk 407 Sin Ming Ave among 219 blocks in the same town. Outline: URA Master Plan planning area. Positions: OneMap. No distance or route is shown — only where things are. Shading is each block’s own median psf from its filed resales, in six equal-sized groups of this town.

What the floor is worth

This block—

Not enough filed sales at both ends of this block to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

BISHAN, typical block+7.1%

Middle of 2 blocks in BISHAN that clear the bar — half fall between +6.3% and +7.1%. None came out negative in this set.

Every band in BISHAN, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01 TO 03S$666122
04 TO 06S$708159
07 TO 09S$737137
10 TO 12S$73393
13 TO 15S$75928
16 TO 18S$78013

HDB Resale Flat Prices (data.gov.sg) · accessed 2026-09-10T21:08:48.055Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Bright Hill
81m
Primary schools within 1km
2
nearest 346m
Primary schools · straight-line distance
  • Ai Tong School346m
  • Ang Mo Kio Primary School888m
4 more between 1km and 2km
  • CHIJ St. Nicholas Girls' School1.1km
  • Catholic High School1.5km
  • Mayflower Primary School1.8km
  • Teck Ghee Primary School1.9km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Bright Hill81m
  • Mayflower860m
  • Upper Thomson898m
Also nearby
  • Hawker centreAng Mo Kio Ave 1 Blk 226D (Kebun Baru Market and Food Centre)663m
  • ParkBishan-Ang Mo Kio Park (Pond Gardens)312m
  • Other schoolsMayflower Secondary School551m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

7blocks within 300m
$677–$798the middle half, per sq ft
$743median of those sales

From 48 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 406 Sin Ming Ave58m2026-0713–1584 sqm$796
Blk 405 Sin Ming Ave89m2026-0707–09120 sqm$604
Blk 406 Sin Ming Ave58m2026-0604–0664 sqm$723
Blk 401 Sin Ming Ave156m2026-0501–03155 sqm$683
Blk 402 Sin Ming Ave179m2026-0501–03120 sqm$658
Blk 405 Sin Ming Ave89m2026-0410–12120 sqm$658
Blk 402 Sin Ming Ave179m2026-0401–03120 sqm$666
Blk 405 Sin Ming Ave89m2026-0313–15120 sqm$751
Blk 408 Sin Ming Ave70m2026-0119–21120 sqm$768
Blk 402 Sin Ming Ave179m2026-0104–06120 sqm$697
Blk 406 Sin Ming Ave58m2025-1210–1264 sqm$842
Blk 408 Sin Ming Ave70m2025-1004–06120 sqm$735

The 12 most recent are listed, out of 48 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.
Hear when something is filed here

HDB publishes resale registrations by month, with a lag — so this tells you what the register now shows for Blk 407 Sin Ming Ave, not what happened yesterday. Nothing goes out in a month when nothing was filed.

One click stops it, and stopping deletes the record rather than flagging it. Your address is never sold, never passed on, and never used for anything else. No phone number is asked for and none is stored.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$538,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$538,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$14,528
Cash in handS$141,056
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.