407 Sin Ming Avenue - 1 Units for Sale

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407 Sin Ming Avenue – PropertyGuru Market Pulse Insights

The development continues to appear in recent local property searches, supporting ongoing market visibility within the Ang Mo Kio / Bishan / Thomson area according to PropertyGuru's 30-day search trends. This presence in recent search activity indicates that the property remains a consistent part of the consideration set for those exploring housing options in this specific neighborhood.

Popular preferences: Balcony, Tennis Court, Gym, Corner Unit

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 585K
  • Avg PSF: S$ 849 psf (44.74% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,536 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point toward a steady interest in the development's current inventory, particularly for those seeking functional layouts with popular amenities like corner units and balconies. With the existing 2-bedroom units priced at a significant 44.74% discount relative to the broader district average, the property offers a highly competitive entry point into the area. The limited availability of just two listings suggests a tight supply-demand dynamic that may support price stability for well-maintained units. This pricing discipline, combined with the project's visible market presence, continues to attract value-conscious property seekers looking for established residential options.

Location & Lifestyle Highlights — 407 Sin Ming Avenue 330m (4 mins) to BRIGHT HILL MRT STATION — This station serves as a vital link on the Thomson-East Coast Line, offering residents a direct and efficient commute toward the Central Business District and Orchard Road. Living at 407 Sin Ming Avenue puts you in a practical, well-connected spot where daily essentials and reputable schools are just a short stroll away. It is a mature neighborhood that balances quiet residential life with the efficiency of modern transit and local food gems. Nearby hotspots: MRT Stations:

• TECK GHEE MRT STATION (1340m, 16-17 mins) — Provides an additional rail option for reaching different parts of the island as the network expands.

Bus Stops (33 within 1 km):

• BRIGHT HILL STATION EXIT 2 (12m, 1 min) — Located practically at your doorstep for an incredibly fast start to your morning commute.
• BRIGHT HILL STATION EXIT 1 (216m, 2-3 mins) — Offers quick access to various bus services that ply the Sin Ming and Bishan areas.
• SIN MING AVENUE (237m, 2-3 mins) — Handy stop for residents looking to hop on local services connecting to nearby hubs.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ BISHAN EAST-SIN MING BLK 409 (CC) (182m, 2-3 mins) — Extremely convenient childcare option for parents with young children living in the block.
• AI TONG SCHOOL (544m, 6-7 mins) — A highly sought-after primary school within comfortable walking distance for young families.
• PEIRCE SECONDARY SCHOOL (695m, 8-9 mins) — Nearby secondary education choice that makes the daily school run simple for teenagers.
• EUNOIA JUNIOR COLLEGE (880m, 10-11 mins) — Provides a reputable integrated program and junior college education just a short distance away.

Healthcare & Wellness:

• KOLA FOOD CENTRE (1025m, 12-13 mins) — A local spot where residents can find a variety of affordable cooked food and wellness options.
• JIREH VETERINARY CLINIC (1128m, 13-14 mins) — Essential service nearby for pet owners needing professional medical care for their animals.

Shopping & Retail:

• FAIRPRICE (174m, 2-3 mins) — Your go-to for daily groceries and household necessities located just around the corner.
• SHENG SIONG - ANG MO KIO 233 (954m, 11-12 mins) — Offers a wide range of fresh produce and budget-friendly shopping options for the family.
• THOMSON V TWO (1448m, 17-18 mins) — A lifestyle mall nearby that provides various retail services and boutique shopping.

Dining & Food:

• BURP KITCHEN BAR BISHAN PARK (464m, 5-6 mins) — Great spot for a relaxing meal or drinks with a view of the nearby greenery.
• SO GOOD CHAR CHAN TANG (679m, 8-9 mins) — Popular choice for residents craving Hong Kong-style cafe food in a casual setting.
• MELLBEN SEAFOOD (928m, 11-12 mins) — Famous local dining destination perfect for family gatherings and seafood lovers.

Places of Worship:

• TEMPLE (547m, 6-7 mins) — Conveniently located nearby for residents attending regular religious services.
• ANG MO KIO METHODIST CHURCH (791m, 9-10 mins) — Community-based place of worship serving the local neighborhood.

Highly attractive for: Young Families, Education-focused Parents, Public Transport Commuters

Market & Rental Insights

407 Sin Ming Avenue demonstrates a profile of significant capital appreciation and high rental efficiency within its residential segment.

• PSF Appreciation: S$697 → S$783 over recent years (+12.34%) from 2023 - 2026.
• Expected Rental Yield: At 5%, this reflects a strong return for property investors.
• Transactions: 4 rental transactions in the last 6 months and 1 sale transactions in the last 12 months, showing modest rental activity and limited sale activity.
• PG Pulse Insight: With a +12.34% PSF growth and a strong rental yield of 5%, 407 Sin Ming Avenue presents a compelling case for capital gains and consistent rental income despite limited transaction volume.

Published date: June 2, 2026