442 Sin Ming Avenue - 4 Units for Sale

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442 Sin Ming Avenue – PropertyGuru Market Pulse Insights

The project remains part of the current local search landscape for active property seekers, drawing on 30 days of PropertyGuru search activity in Ang Mo Kio / Bishan / Thomson. Recent search patterns suggest the development retains a visible place in area-level property browsing as seekers evaluate established residential options.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 900K
  • Avg PSF: S$ 680 psf (46.64% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,275 psf)
  • Available Units: 1
• 4-Bedroom Units:
  • Avg Asking Price: S$ 950K
  • Avg PSF: S$ 712 psf (60.58% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,806 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards 3-Bedroom configurations as the preferred choice for those browsing this development. With only a single 3-bedroom unit currently listed, the limited inventory creates a tight supply dynamic for the most sought-after layout. Overall, the property is positioned at a significant value discount relative to the broader district average, offering a competitive entry point into the area. This combination of low entry costs and segmented inventory likely supports steady interest from budget-conscious buyers looking for space in a mature location.

Location & Lifestyle Highlights — 442 Sin Ming Avenue 290m (3 mins) to BRIGHT HILL MRT STATION — This station serves as a vital interchange on the Thomson-East Coast Line, offering residents a direct and efficient commute toward the Central Business District and Orchard Road. Located along Sin Ming Avenue, this project offers a modern and efficient living environment that perfectly balances quiet residential charm with immediate access to essential urban hubs. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (689m, 8-9 mins) — Provides an additional transit option on the Thomson-East Coast Line, making it easy to reach the popular dining stretch along Upper Thomson Road.

Bus Stops (30 within 1 km):

• AI TONG SCHOOL (178m, 2-3 mins) — Convenient boarding point for several local bus services that connect the neighborhood to nearby transport hubs.
• SIN MING AVENUE (183m, 2-3 mins) — Offers residents quick access to frequent bus routes for easy daily travel around the Sin Ming and Bishan areas.

Education & Early Learning:

• AI TONG SCHOOL (164m, 1-2 mins) — A highly regarded primary school located just a short walk away, making it a top choice for families with young children.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (169m, 2-3 mins) — Provides reliable early childhood education and childcare services right in the immediate vicinity.
• MAPLE BEAR ACADEMY PTE. LTD. (202m, 2-3 mins) — Offers a well-known preschool curriculum for parents seeking quality early learning options close to home.

Healthcare & Wellness:

• JIREH VETERINARY CLINIC (581m, 6-7 mins) — Handy medical facility for pet owners in the community to access professional veterinary care.
• Y C GOH CLINIC SURGERY FOR WOMEN (742m, 8-9 mins) — Specialized healthcare service providing dedicated medical support for women's health needs.
• GUARDIAN (841m, 10-11 mins) — A well-stocked pharmacy for all daily health essentials, supplements, and personal care items.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (715m, 8-9 mins) — A premium supermarket choice for high-quality groceries and international products.
• THOMSON PLAZA (746m, 8-9 mins) — The main lifestyle hub in the area featuring a variety of retail shops, enrichment centers, and services.
• THOMSON V TWO (891m, 10-11 mins) — A boutique retail destination that adds more variety to the local shopping and service options.

Dining & Food:

• SO GOOD CHAR CHAN TANG (228m, 2-3 mins) — A popular spot for casual Hong Kong-style dining and quick, tasty meals near the home.
• ISLAMIC FOOD PARADISE (259m, 3-4 mins) — Offers convenient local food options for residents looking for a variety of flavors nearby.
• SHI LI FANG (718m, 8-9 mins) — A well-known hotpot restaurant located in the nearby mall, perfect for family gatherings and weekend dinners.

Highly attractive for: Young Families, Education-focused Parents, Modern Professionals, Investors

Market & Rental Insights

442 Sin Ming Avenue demonstrates a stable market profile with consistent capital growth and healthy income potential for property owners.

• PSF Appreciation: S$712 → S$721 over recent years (+1.26%) from 2023 - 2026.
• Expected Rental Yield: At 4.76%, this project offers a healthy return for investors.
• Transactions: 3 rental transactions in the last 6 months and 1 sale transaction in the last 12 months, indicating modest rental and limited sale activity.
• PG Pulse Insight: With a healthy rental yield of 4.76% and positive PSF growth, the project remains a stable asset despite limited transaction volume.

Published date: June 16, 2026