408 Sin Ming Avenue - 1 Units for Sale

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408 Sin Ming Avenue – PropertyGuru Market Pulse Insights

Current search activity indicates that this project still features in the Ang Mo Kio / Bishan / Thomson market's browsing mix, according to PropertyGuru's 30-day search trends. The development remains visible within the local landscape as active property seekers review their options in the vicinity.

Popular preferences: Balcony, Tennis Court, Gym, Corner Unit, Air-Conditioning

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 950K
  • Avg PSF: S$ 755 psf (40.81% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,275 psf)
  • Available Units: 1

Key Takeaway: The current market profile for this development shows a significant value proposition, with the 3-bedroom units priced substantially lower than the broader district average. With only a single listing currently available, the limited inventory suggests a highly selective opportunity for buyers seeking larger configurations at a competitive entry point. This pricing discipline, combined with sought-after features like corner unit positioning and air-conditioning, supports steady interest from value-conscious seekers. The significant discount relative to the local area average likely acts as a primary driver for those prioritizing space and affordability within the district.

Location & Lifestyle Highlights — 408 Sin Ming Avenue 450m (5 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 route towards the Orchard Road shopping belt and the Central Business District. Located along Sin Ming Avenue, this project offers a practical and efficient living environment that perfectly balances quiet residential life with quick access to essential urban hubs. It is a great spot for those who value a straightforward daily routine with everything from schools to nature parks within easy reach. Nearby hotspots: MRT Stations:

• TECK GHEE MRT STATION (1228m, 14-15 mins) — Provides an additional commuting option for those heading towards the Ang Mo Kio and Serangoon areas.
• MAYFLOWER MRT STATION (1237m, 14-15 mins) — Offers further connectivity on the Thomson-East Coast Line, making travel across the island more flexible.

Bus Stops (36 within 1 km):

• BRIGHT HILL STATION EXIT 2 (161m, 1-2 mins) — Just a very short walk away, giving you immediate access to several local bus routes.
• SIN MING AVENUE (187m, 2-3 mins) — Conveniently located for residents to hop on a bus for quick trips around the Bishan and Thomson neighbourhoods.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ BISHAN EAST-SIN MING BLK 409 (CC) (113m, 1-2 mins) — An ideal childcare option located right at your doorstep for parents with young children.
• AI TONG SCHOOL (662m, 7-8 mins) — A highly regarded primary school within a comfortable walking distance, making the morning school run much easier.
• EUNOIA JUNIOR COLLEGE (768m, 9-10 mins) — A prominent institution nearby that provides excellent academic pathways for older students.

Healthcare & Wellness:

• KOLA FOOD CENTRE (913m, 10-11 mins) — A nearby spot where residents can find a variety of local food options to support a busy lifestyle.
• JIREH VETERINARY CLINIC (1246m, 14-15 mins) — Handy medical services available in the area for residents with pets.

Shopping & Retail:

• FAIRPRICE (62m, 1 min) — Located just around the corner, making it incredibly easy to pick up daily groceries and household essentials.
• SHENG SIONG - ANG MO KIO 233 (843m, 10-11 mins) — Another great supermarket option nearby for a wider variety of fresh produce and budget-friendly shopping.
• THOMSON V TWO (1337m, 16-17 mins) — A lifestyle mall that offers a mix of retail shops and services for your weekend needs.

Dining & Food:

• BURP KITCHEN BAR BISHAN PARK (352m, 4-5 mins) — A lovely spot located near the park for a relaxing meal or drinks with friends and family.
• FOOD PARK (616m, 7-8 mins) — A local food court offering a wide range of affordable and tasty dishes for everyday dining.
• MELLBEN SEAFOOD (816m, 9-10 mins) — A famous local dining destination perfect for family gatherings and enjoying signature crab dishes.

Highly attractive for: Young Families, Education-focused Parents, Active Professionals, and Investors.

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: June 16, 2026