Blk 452 Sin Ming Ave

2 filed resale transactions · Bishan · 63 years of lease left

Median, per square foot
825 psf
Observed range
$795 — $855 psf
S$1,315k median price

Lease to 2088 · 2 filed transactions

S$1,315k
Median price
2
Filed transactions
7%
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 month2 months with a sale

Apr '25 · S$1,250kAug '25 · S$1,380k

The transactions behind those figures2 of 2

Nothing modelled — these are the filed sales.

150 sqm · storey 01–03EXECUTIVE · Maisonette · 2025-08
S$1,380,000$855 psf
146 sqm · storey 01–03EXECUTIVE · Maisonette · 2025-04
S$1,250,000$795 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$825 psf puts this block in band 6 of 6 for Bishan — 210 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 452 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
Upper Thomson
392m
Primary schools within 1km
1
nearest 427m
Primary schools · straight-line distance
  • Ai Tong School427m
3 more between 1km and 2km
  • Ang Mo Kio Primary School1.6km
  • CHIJ St. Nicholas Girls' School1.7km
  • Catholic High School1.7km
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
  • Upper Thomson392m
  • Bright Hill496m
  • Marymount1.5km
Also nearby
  • Hawker centreShunfu Road Blk 320 (Shunfu Mart)1.1km
  • ParkVenus Green276m
  • Other schoolsPeirce Secondary School900m

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

13blocks within 300m
$680–$756the middle half, per sq ft
$726median of those sales

From 58 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 455 Sin Ming Ave101m2026-0804–06103 sqm$736
Blk 446 Bright Hill Dr296m2026-0804–06122 sqm$882
Blk 442 Sin Ming Ave300m2026-0819–21160 sqm$900
Blk 449 Sin Ming Ave128m2026-0710–12103 sqm$676
Blk 446 Bright Hill Dr296m2026-0704–06114 sqm$725
Blk 453 Sin Ming Ave55m2026-0613–15120 sqm$765
Blk 442 Sin Ming Ave300m2026-0607–09120 sqm$774
Blk 445 Sin Ming Ave220m2026-0507–09105 sqm$759
Blk 447 Bright Hill Dr246m2026-0519–21120 sqm$866
Blk 445 Sin Ming Ave220m2026-0307–09122 sqm$723
Blk 441 Sin Ming Ave230m2026-0301–03107 sqm$681
Blk 453 Sin Ming Ave55m2026-0210–12125 sqm$743
Blk 451 Sin Ming Ave36m2026-0107–09107 sqm$703
Blk 455 Sin Ming Ave101m2025-1210–12122 sqm$739
Blk 448 Bright Hill Dr188m2025-1107–09109 sqm$656
Blk 450 Sin Ming Ave76m2025-0719–21125 sqm$873
Blk 449 Sin Ming Ave128m2025-0501–03110 sqm$650
Blk 448 Bright Hill Dr188m2025-0407–09123 sqm$671
Blk 451 Sin Ming Ave36m2025-0301–03105 sqm$717
Blk 454 Sin Ming Ave109m2025-0304–06103 sqm$720

The 20 most recent are listed, out of 58 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.

8 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-11-07177m283° WNW2 storeysProposed reconstruction of a single storey intermediate terrace dwelling house to a 2-storey envelope control intermed…
2025-02-10247m258° WSW2 storeysProposed reconstruction to the existing 2-storey envelope control intermediate terrace dwelling house with an attic, s…
2025-08-19247m258° WSW2 storeysProposed amendment to approved reconstruction to the existing 2-storey envelope control intermediate terrace dwelling …
2026-05-13247m258° WSW2 storeysProposed amendment to approved reconstruction to the existing 2-storey envelope control intermediate terrace dwelling …
2025-12-17343m257° WSW2 storeysProposed new erection of a 2-storey envelope control intermediate terrace dwelling house with an attic on lot 00251t m…
2024-11-18385m257° WSW2 storeysProposed reconstruction to a 2-storey envelope control intermediate terrace dwelling house with an attic on lot 00257c…
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 452 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$1,315,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,315,000
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$31,467
Cash in handS$901,117
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.