408 Sin Ming Avenue - 2 Units for Sale

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408 Sin Ming Avenue – PropertyGuru Market Pulse Insights

Current search activity indicates that the project still features in the Ang Mo Kio / Bishan / Thomson market's browsing mix, drawing on 30 days of PropertyGuru search activity. This development remains visible within the local landscape, ensuring it stays on the radar of active buyer seekers exploring this residential enclave.

Popular preferences: Corner Unit, Terrace, Balcony, Tennis Court, Renovated

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 1.00M
  • Avg PSF: S$ 774 psf (39.31% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,275 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for those reviewing this property. With only 2 units currently available, the limited inventory suggests a selective opportunity for buyers seeking larger floor plans at a significant discount to the district average. This pricing position represents a highly competitive entry point into the area, likely to support steady interest from value-oriented seekers. Overall, the project maintains a disciplined valuation profile that contrasts sharply with broader district price levels.

Location & Lifestyle Highlights — 408 Sin Ming Avenue 450m (5 mins) to BRIGHT HILL MRT STATION — Bright Hill Station serves as a vital interchange on the Thomson-East Coast Line, offering a direct and efficient link to the Central Business District and Orchard Road. Located along Sin Ming Avenue, this address offers a practical urban lifestyle where daily essentials and major transit links are just a short walk away. The surrounding area balances quiet residential living with the convenience of being near established schools and lush green spaces like Bishan-Ang Mo Kio Park. Nearby hotspots: MRT Stations:

• TECK GHEE MRT STATION (1227m, 14-15 mins) — Future Cross Island Line access providing enhanced connectivity across the eastern and western parts of Singapore.
• MAYFLOWER MRT STATION (1241m, 14-15 mins) — Another nearby option on the Thomson-East Coast Line for flexible commuting choices.

Bus Stops (36 within 1 km):

• BRIGHT HILL STATION EXIT 2 (161m, 1-2 mins) — Immediate bus access for quick hops around the Sin Ming and Bishan neighbourhoods.
• SIN MING AVENUE (187m, 2-3 mins) — Convenient roadside stop serving multiple routes for everyday travel needs.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ BISHAN EAST-SIN MING BLK 409 (CC) (113m, 1-2 mins) — Highly convenient early childhood education right at the doorstep for young families.
• AI TONG SCHOOL (662m, 7-8 mins) — A reputable primary school within easy walking distance, making it a top choice for parents.
• MAYFLOWER SECONDARY SCHOOL (788m, 9-10 mins) — Nearby secondary education facility supporting the academic needs of growing households.

Healthcare & Wellness:

• KOLA FOOD CENTRE (913m, 10-11 mins) — Local hub for affordable meals and community wellness in the heart of the estate.
• KIM SAN LENG FOOD CENTRE (1102m, 13-14 mins) — Traditional coffee shop setting offering a variety of local food options for residents.

Shopping & Retail:

• FAIRPRICE (62m, 1 min) — Ultra-convenient grocery shopping located just a minute away for all daily household necessities.
• SHENG SIONG (880m, 10-11 mins) — Reliable supermarket option for fresh produce and value-for-money household shopping.
• THOMSON V TWO (1337m, 16-17 mins) — Boutique retail mall offering a mix of lifestyle services and unique shops.

Dining & Food:

• BURP KITCHEN BAR BISHAN PARK (352m, 4-5 mins) — Relaxed dining spot perfect for weekend brunches or evening drinks by the park.
• MELLBEN SEAFOOD (815m, 9-10 mins) — Famous local dining destination known for its signature crab dishes and family gatherings.
• BOON TONG KEE (816m, 9-10 mins) — Well-known establishment serving traditional chicken rice and Cantonese-style dishes.

Highly attractive for: Young Families, Urban Professionals, Established Households

Market & Rental Insights

408 Sin Ming Avenue demonstrates significant capital growth potential alongside a stable income profile.

• PSF Appreciation:S$667.5 psf → S$768 psf over recent years (+15.06%) from 2023 - 2026.
• Expected Rental Yield: At 4.94%, this reflects a healthy return for investors.
• Transactions:1 sale transaction in the last 12 months, indicating limited sale activity.
• PG Pulse Insight: With a +15.06% PSF appreciation and a healthy rental yield of 4.94%, 408 Sin Ming Avenue presents a compelling case for capital gains despite limited transaction volume.

Published date: October 16, 2026