444 Sin Ming Avenue - 4 Units for Sale

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444 Sin Ming Avenue – PropertyGuru Market Pulse Insights

Current search activity indicates the project still features in the local market's browsing mix, based on PropertyGuru search data over the past 30 days. Within the Ang Mo Kio / Bishan / Thomson area, the development remains visible to active buyers exploring residential options.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 1.28M
  • Avg PSF: S$ 991 psf (23.45% lower compared to Ang Mo Kio / Bishan / Thomson average of S$ 1,294 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for those browsing this development. With only a single unit currently listed, the inventory profile is exceptionally tight, which may necessitate quick decision-making from interested parties. The project represents a significant value proposition, as its average pricing sits at a notable discount relative to the broader Ang Mo Kio / Bishan / Thomson district. This combination of limited supply and competitive entry pricing is likely to sustain steady interest from budget-conscious buyers.

Location & Lifestyle Highlights — 444 Sin Ming Avenue 520m (6 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 to the Orchard shopping belt and the Central Business District. 444 Sin Ming Avenue offers a practical and well-connected living experience in a mature residential area known for its balance of quiet charm and modern convenience. The location is perfect for those who value being within walking distance of both nature-rich parks and essential urban amenities. Nearby hotspots: MRT Stations:

• UPPER THOMSON MRT STATION (552m, 6-7 mins) — Another nearby rail option on the Thomson-East Coast Line that makes traveling across the island much faster.

Bus Stops (29 within 1 km):

• AI TONG SCHOOL (412m, 4-5 mins) — Convenient bus access for students and residents heading towards the Sin Ming and Bishan areas.
• SIN MING AVENUE (417m, 5-6 mins) — Multiple bus services available here for easy daily travel around the neighborhood.

Education & Early Learning:

• AI TONG SCHOOL (312m, 3-4 mins) — A highly regarded primary school located just a short walk away, making it very convenient for young families.
• MAPLE BEAR ACADEMY PTE. LTD. (144m, 1-2 mins) — Quality early childhood education right at your doorstep for peace of mind.
• AGAPE LITTLE UNI. @ THOMSON PTE LTD (202m, 2-3 mins) — Reliable preschool option nearby that supports working parents with young children.

Healthcare & Wellness:

• Y C GOH CLINIC SURGERY FOR WOMEN (605m, 7-8 mins) — Specialized medical care for women located within the nearby commercial hub.
• KIDSNEXUS PAEDIATRIC CENTEE (679m, 8-9 mins) — Dedicated pediatric services nearby to ensure children's health is well looked after.
• GUARDIAN (704m, 8-9 mins) — Handy pharmacy for daily health essentials and personal care needs.

Shopping & Retail:

• NTUC FAIRPRICE FINEST - THOMSON PLAZA (579m, 6-7 mins) — Premium grocery shopping for fresh produce and quality international ingredients.
• THOMSON PLAZA (610m, 7-8 mins) — A popular suburban mall with a wide variety of retail shops and essential services.
• THOMSON V TWO (765m, 9-10 mins) — Boutique retail and lifestyle destination for a more relaxed shopping experience.

Dining & Food:

• ISLAMIC FOOD PARADISE (220m, 2-3 mins) — Local dining spot just around the corner for a quick and easy meal.
• SO GOOD CHAR CHAN TANG (308m, 3-4 mins) — Popular casual eatery nearby perfect for breakfast or a mid-day tea break.
• SHI LI FANG (581m, 6-7 mins) — Well-known hotpot restaurant located in the nearby mall for family dinners.

Highly attractive for: Young Families, Urban Professionals, Investors

Market & Rental Insights

444 Sin Ming Avenue presents a market profile characterized by a recent adjustment in capital values alongside a focus on rental performance.

• PSF Appreciation: S$761.5 → S$728 over recent years (-4.4%) from 2024 - 2025.
• Expected Rental Yield: At 4.78%, this reflects a healthy return for investors.
• Transactions: 2 rental transactions in the last 6 months, showing modest rental activity.
• PG Pulse Insight: While the project has seen a -4.4% shift in PSF, the healthy rental yield of 4.78% and modest rental activity suggest it remains a functional choice for yield-focused observers.

Published date: August 2, 2026