442 Sin Ming Avenue - 2 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. Within the Ang Mo Kio / Bishan / Thomson market, this property continues to be visible to those exploring housing options in the vicinity. This steady presence suggests that the development remains a relevant consideration for buyers monitoring the local resale market.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 4-Bedroom Units:
  • Avg Asking Price: S$ 1.16M
  • Avg PSF: S$ 781 psf (57.22% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,826 psf)
  • Available Units: 3

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the preferred choice for those browsing this development. With only 3 units currently available in the 4-Bedroom category, the limited inventory highlights a selective opportunity for buyers seeking larger floor plans. The property overall represents a significant value proposition, with pricing sitting at a 57.22% discount relative to the broader district average. This substantial price gap may continue to attract budget-conscious buyers looking for space in a well-established residential area.

Location & Lifestyle Highlights — 442 Sin Ming Avenue 290m (3 mins) to BRIGHT HILL MRT STATION — This station serves as a vital node on the Thomson-East Coast Line, providing residents with a direct and efficient rail link to the Central Business District and Orchard Road. 442 Sin Ming Avenue offers a practical and well-connected living experience in a mature residential area known for its balance of quiet suburban charm and modern accessibility. Residents enjoy the convenience of being just steps away from major transport links and a rich variety of local food options that define the unique character of the Sin Ming neighborhood. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (689m, 8-9 mins) — Another nearby rail option on the Thomson-East Coast Line that opens up more travel routes across the island.

Bus Stops (30 within 1 km):

• AI TONG SCHOOL (178m, 2-3 mins) — Convenient bus services right at the doorstep for easy movement around the local precinct.
• SIN MING AVENUE (183m, 2-3 mins) — Frequent bus connections that link residents to nearby hubs and essential services.

Education & Early Learning:

• AI TONG SCHOOL (164m, 1-2 mins) — A highly regarded primary school located just a short walk away, making it very convenient for morning school runs.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (169m, 2-3 mins) — Nearby early childhood education center providing quality care and learning for young children.
• CHERIE HEARTS NURTURELOFT PTE. LTD. (191m, 2-3 mins) — Accessible preschool option that supports the needs of busy working parents in the area.

Healthcare & Wellness:

• Y C GOH CLINIC SURGERY FOR WOMEN (742m, 8-9 mins) — Specialized medical services for women's health located within a comfortable walking distance.
• KIDSNEXUS PAEDIATRIC CENTEE (816m, 9-10 mins) — Dedicated pediatric care nearby to ensure children's health needs are quickly attended to.
• GUARDIAN (841m, 10-11 mins) — Well-stocked pharmacy for daily health essentials and professional wellness advice.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (715m, 8-9 mins) — Premium grocery shopping experience for high-quality produce and international ingredients.
• THOMSON PLAZA (746m, 8-9 mins) — A popular neighborhood mall featuring a variety of retail shops, services, and lifestyle amenities.
• THOMSON V TWO (891m, 10-11 mins) — Boutique retail destination offering unique shopping finds and local services.

Dining & Food:

• SO GOOD CHAR CHAN TANG (228m, 2-3 mins) — Popular local spot for quick Hong Kong-style meals and casual dining.
• ISLAMIC FOOD PARADISE (259m, 3-4 mins) — Nearby eatery providing diverse food options for residents looking for a quick and tasty meal.
• SWENSENS (724m, 8-9 mins) — Family-friendly restaurant at Thomson Plaza perfect for weekend treats and gatherings.

Highly attractive for: Young Families, Urban 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: August 2, 2026